New construction comparison and assessment

Hello everyone,

We have had a plot of land for 3 weeks now and are currently looking for a construction company that will realize our house wish.

So far, we have spoken with several prefab house builders, but some questions have arisen.

Roughly what we imagine

140-150 sqm
5 rooms + kitchen + shower bath downstairs + bathtub bath upstairs + utility room + pantry
No basement
Simple gable roof
Bay window
Chimney / fireplace

It is very difficult to compare prices, and several companies quoted us prices for such a house around €260,000 + additional costs, the plot costs €100,000. Total volume from our side €380,000 + reserve.

Now, many people in this forum report having built similar houses for a total volume of around €300,000, so we wonder, are prefab houses really cheap? What should one pay attention to, are there possibly recommendations for house builders around Hannover?

Many thanks in advance.

This will be tight. The general tenor is at least €2000/sqm, so about €300,000 plus additional costs for 150sqm.

If offers are already available, then study the construction service description carefully to see what additional costs apply. Whether a prefabricated house or a solid house makes no huge price difference; it depends on personal preference.

It’s going to be tight. The basic price is at least 2000€/sqm, so about €300,000 plus additional costs for 150sqm.

If offers are already available, then study the construction service description carefully to see what extras will come. Whether it is a prefabricated house or a solid house doesn’t make a huge difference price-wise; it depends on personal perception.

We have been in talks with 8 GCs (Brandenburg/Berlin) and planned for our 140sqm bungalow with a few extras
- controlled residential ventilation
- brine-water heat pump including passive cooling
- fireplace
- room height 3m
- electric shutters
- colored windows
- KFW 55 minimum
Only for the house (without additional costs) planned €330,000 + €20,000 reserve.

€260k for 150-160sqm will not work.

Wow, so you’ve already bought the property? Didn’t you ever run the numbers beforehand? Is your budget all-in?? Like including everything from additional costs, furniture, kitchen, etc.? Even with your 260K (which I almost consider impossible, depending on the region and "modesty") it won’t work. 50k additional construction costs, 100k land (including purchase additional costs, tax, development, notary, etc?) Your total budget is gone just like that. And you still don’t have a garage, landscaping, kitchen, furniture, lights, and so on. Urgently check your budget again!!!

Very, very tight budget. How high is the contingency?

Why even a prefab house builder? Because they have catalog prices and they initially look cheap? Forget it! Prefab houses tend to always cost you more.

For 260,000 EUR, a solid builder can also put up a house for you, 120 to 130 m2 with a slab foundation are realistic without major special requests depending on the region. Without a bay window, I would rather refrain from a second bathroom. If it’s enough, all the better. You might be able to get a storage room and technical room in the attic, then it eases up a bit with four bedrooms. Would three bedrooms also be an option?

For the rest of the ancillary costs and earthworks, it depends on the plot, I would have that calculated now, ask the utility providers and also have a rough modeling including earth removal (calculated on volume prices) done by an earthworks contractor. Please calculate realistically and obtain concrete offers where possible. Often other builders in the neighborhood can also provide information about the price level. The mentioned 50,000 EUR is probably okay as a first reference.

Fence, platform, small terrace and splash protection plus a carport kit in EL (or a paved area) will cost you at least another 15,000 EUR and are basically the minimum for the exterior.

Where are you building, and what are your requirements?
380 with a 100t€ plot all-in is unrealistic, unless you really have no requirements and contribute a lot of equity. But that doesn't sound like the case with a bay window and chimney.
1-200t€ more, depending on requirements and region, sounds more realistic.