Hello Reiner,
I wanted to use the forum so as not to look so d... in front of the specialists.
And to double-check the offer.
That’s why I answered you; as I btw. did many other users here as well. Only – you simply don’t believe that the numbers I presented to you could correspond to reality. But you just have to read once here in the forum – in comparable threads – quite a few users have confirmed my estimates plus/minus TEUR 5-10.
I mean, of course I have appropriate contacts I can also ask.
Then just do that and you have all the information to prepare for a conversation?
He has been an architect for 25 years. Has built all kinds of things. From single-family houses to government bunkers.
He told me the statements by the contractors are realistic.
But one could also reach the price of 800,000 euros. :) If, among other things, you want a photovoltaic system, an extraordinary building shape, and a luxurious standard.
Architects have the “bad” habit – depending on the point of view of the observer – not to give fixed prices; to estimate projects in the first and often second step more badly than well. It is not uncommon that – after the construction project nears completion – a significantly higher sum appears at the bottom right than originally estimated. Pretty stupid for any form of additional financing; if at all possible. I “know,” for example, here on the forum only one single user whose final numbers match the initially predicted sum by his architect. This means the user got a really good architect who seems to come from real life; unfortunately rather the exception.
The estimated price I named includes a piece of house with 2 maisonette apartments (semi-detached house character) and 1 apartment on the 3rd floor, which spans both halves (you didn’t want a “typical” multi-family house box). For that, a flat roof, mineral exterior plaster, KfW 70 efficiency house standard, and medium equipment including painting work and floor coverings. After you named your building location, I roughly calculated with €1,700.00/sqm/living space, which fits quite well to this region. I know that quite well because I have once gladly referred interested parties to a former and now self-employed colleague in Dortmund. Myself – before this question arises – I only work in the Rhineland region as I accompany construction projects until move-in; often beyond.
Maisonette or not – one way or another, 450 sqm floor area comes together and that has to be paid. These 3 apartments need, for example, at least 4 staircases and likewise sufficient technology as well as a suitable heat generator and ventilation systems; 2 apartments are to be rented out. So one thing leads to another and suddenly a fat 7 stands at the bottom line and I haven’t said a word about incidental construction costs or a cushion, such as reserves for one or the other extra wish.
A photovoltaic system with 10.29 kWp and 5.6 kW household storage would cost about TEUR 22 for your planned object, although I am not sure whether the sizing is sufficient and knowing that storage prices are currently falling. BUT not yet included in my estimate.
Whether a Villeroy & Boch or Keramag sanitary equipment, Gira or Busch-Jäger electrical equipment already counts as luxury depends on the eye of the beholder; I would deny it. But I am convinced that we don’t have to hide with our equipment, the same applies to the contractual provisions, the payment plan and the various securities we offer our building clients.
You asked in a previous post what I think is included in the offers you have. Well – aside from the fact that I really don’t have a crystal ball, the offer certainly takes into account the respective construction description; the budget providers have nothing to give away either. Of course it is always cheaper. It is entirely up to you whether you want to be satisfied with your investment property in the long term or be disillusioned already in the first year of the operation cost statement; to mention only one example. It is the supposed “little things,” like e.g. a 240 mm insulation or windows with 7-chamber profiles, which ultimately make the difference, even though they are gladly ignored by laymen. Maybe everything goes well, maybe the disillusionment only comes when the supposed return object is up for sale...
I just wanted to know how many hours the architect works on such an object.
I don’t want to negotiate the price there.
Did you ask this question of your client?
Wishing you much success and as always
with Rhineland greetings