New single-family house 140 sqm in South Bavaria - Assessment

Works. Your balance seems too high for the accumulated equity. Or was the land that expensive? You also planned a good buffer.

Hello first of all. Overall, like my predecessors, I don't see any problem for you to manage the total sum, and the total amount of the calculation including incidental construction costs and buffer is good.

Basically, the slope within the building plot obviously plays a major role in the costs of earthworks and outdoor facilities. So how much slope needs to be retained or removed.

If you can access the garden from the basement on ground level, it is worth considering relocating the living rooms or bedrooms downstairs. That saves a finished attic.

It should be easily included. However, photovoltaics, outdoor facilities, and the garage are significantly underestimated.

For us, the regional bank we went to directly offered the best interest rate.

May I ask which one that is? :-) And what fixed interest period did you get there?

"We want to calculate as realistically as possible."

Alright. Then I would expand the following:

Our cost calculation

[*]Additional construction costs: 80k€ [*]House: 550k€ [*]Outdoor area: 20k€ [*]Garage: 15k€ [*]Photovoltaics: 12k€ [*]Buffer: 70k€

= approx. 750k€

[*]Plot (existing): 700 sqm on a slope (south-facing) above the street/driveway, partially developed [*]All mandatory insurances + occupational disability (BU) per month: 200,- [*]250,- family allowance [*]1 child (2 years), another planned [*]Moving to the Freising hinterland

I find a buffer of 70k ok. It should fit – but it is already swallowed up from the start by the too low estimated photovoltaics, garage, and outdoor area costs. So I would first get offers and then adjust the corresponding budget. Guesswork is always bad.

[*]Plot (existing): 700 sqm on a slope (south-facing) above the street/driveway, partially developed

What does "partially developed" mean? Are there hidden costs here?

[*]All mandatory insurances + occupational disability (BU) per month: 200,-

That can't be right, unless you are absolutely underinsured. Reasonable BUs for 2 people with your salaries already cost at least (!). 200 euros, what insurances are these exactly?

[*]250,- family allowance

That will disappear again, keep that in mind.

[*]1 child (2 years), another planned

Child 2 means parental allowance again, which means less equity etc.

[*]Moving to the Freising hinterland

Consider mobility costs! Do you have home office? Will you have to drive children more? Paid-off cars also have to be replaced; what savings rate do you have here?

For us, the regional bank we just went to directly had the best interest rate. Better than on the comparison portals, even though we saw a completely different rate from the same bank in the overview there. I think it probably has to do with the high commissions of the comparison portals or the financial advisors. Otherwise, I can't explain it.

First of all, congratulations on the interest rate, the question is whether you could have gotten a cheaper rate with the offer through a broker?

And maybe it was also due to the commission.

The fact is:
Banks already include 1% in their conditions, regardless of whether you do it in the branch or through a broker.

AND
I have very often experienced the opposite. Customer leaves the branch with an offer at 1.40%, then on my screen the same bank, same costs/equity/financing setup, and with me the bank was 0.20-0.30% cheaper...

There are also banks or advisors (a local Volksbank near me) where certain advisors nicely calculate for the customer:
You get this interest rate from me, if you use a broker, then we have to include 1% commission for them, and voila, the customer has to pay it, so the rate gets more expensive...

The funny thing in this case is that his condition, without this example calculation of commission (i.e., the offer without a broker) was also more expensive than with me in the system, including commission for me... well, I handle it through broker support... I advise, prepare all the documents. The bank only checks and creates the contracts afterward (which they have to do anyway after the advisor offered it to the customer).

Unlike the advisor, I only get paid if I actually bring in business. The advisor costs SALARY (whether he makes business or not), the COSTS for the SPACE (also regardless of whether he makes business or not) and then 6 weeks of vacation also cost money, even if he generates no business during that time...

Therefore, many banks like to generate business through brokers, and since they know we can compare many banks, they often offer different conditions than in the branch.
Also, if they have downtime, they can fill business through conditions (if you are cheaper than the competition).

BUT currently there is only one way, up... rates are probably 1% higher now than 3-4 months ago.

PS. Exceptions prove the rule... there are also isolated cases where the branch can actually be cheaper than everyone else... but those are very few exceptions.