New solid construction, offer OK?

I already have the plot. The sketch from the architect has already been seen by the city building authority and they said it will be approved like that. Now only the building request needs to be approved. I originally wanted a detached house, but since that is not approved, I have to attach the house to the other house on the plot. Corner to corner. Bureaucratic madness -.-

Hello Dennis,

I received an offer from an architect yesterday and would like to know what you think about it?

A single-family house, 140m2 living space, 35m2 basement, turnkey should cost 230,000€ without VAT.
Is the price too high? Or is it a normal price?

A bay window is included, 30cm walls, a fireplace is present, I am still considering the balcony. Unfortunately, I do not have the window formats and roof overhangs at hand as I am at work.
Turnkey here means everything a house must have :) doors, heating, windows, wiring, plumbing, painting/wallpapering, tiling, ceilings, I hope I mentioned everything :)

The architect offered you "ready for painting"; that is a difference :-)

I will list for you what a conventionally built house of about 140 sqm/usable floor space/KfW 70 will roughly cost turnkey.

Single-family house 140 sqm/living area: TEUR 210
Partial basement 35 sqm: TEUR 30
Fireplace flue ground floor/attic: TEUR 3.5
Balcony (simple equipment above bay window, finished): TEUR 3

All in: TEUR 246.5

plus:

Cost of the plot TEUR "x"
Additional construction costs TEUR 35-40
Foundation additional costs due to partial basement: TEUR 8-10 depending on soil conditions
Painting work/floor coverings in EL: TEUR 10
Exterior facilities in EL: TEUR 10
Reserves for extras TEUR 10
Finished garage 3 x 9 including sectional door and utility room TEUR 12

Meaning that with the costs gross TEUR 273.7 forecasted by your architect for the house you will not manage. You can easily calculate another TEUR 80 on top without the land and the "side noises"—taking the "plus costs" into account and excluding the land.

Therefore, I consider your architect's cost estimate more than bold. I would not want to base "my" financing on this calculation!

Addendum:

I initially wanted a detached house, but that is not approved, so I have to attach the house to the other house on the property. Corner to corner. Bureaucratic madness

Then my figures reduce by TEUR 10 for the one-sided omission of windows and exterior plaster.

Rhenish regards

Thank you for the detailed answer :)

And what do you advise me? :) Just take out 50,000 more?
Before it comes to financing, I would of course sit down with the architect again and have everything recalculated.

But it is strange how many opinions I get about the price. Some say it is way too high and others too low. At some point, you really don’t know where you stand anymore and whether you should start the project now or not :)

Hello,

And what do you advise me? :) Just take out 50000 more?

I won’t do that; I just wanted to state the realistic values.

Before it comes to financing, I would of course sit down with the architect again and have everything recalculated.

In my opinion, it won’t get any better.

But it’s really strange how many opinions I get about the price. Some say it’s way too high and others too low. At some point, you really don’t know where you stand anymore and whether you should start the project or not :)

That’s because I don’t want to be counted among the cheap providers, have been happily doing the job for 17 years, and know the realistic prices ;)

Rhenish greetings

Sorry for the late reply :)

Since I did not include the ancillary construction costs, it roughly adds up, doesn't it, or am I mistaken?
The garage is already there, by the way :)

Hello Dennis, I think with a price of €1,700 per m² that should be feasible even in a high-price area like Rhein/Main. Of course, this does not cover all ancillary costs such as land, purchase costs, building permit fees, structural engineering, garden, architect's fees, etc. It certainly does not include any complex energy technology either. Nevertheless, you should consider it. What mainly confuses me, however, is that you speak of an offer from the architect. That cannot be. The architect can at most provide you with a cost estimate. If you commission the architect for all service phases (around 12% of the construction costs), he will carry out the tenders and also check them. Only then will you have a roughly accurate cost analysis. Regards Friedrich