Offer comparisons - reference values, experiences?

Here, as announced, is the cost breakdown:


0. Preparation
Land
Land 116,000.00 €
Property transfer tax 6,960.00 €
Notary 2,320.00 €
Total 125,280.00 €
Development
Gas 1,000.00 €
Electricity 750.00 €
Fresh water 1,000.00 €
Telekom 500.00 €
Wastewater 1,500.00 €
Total 4,750.00 €

Permit/Surveying/
Preparation
Building permit 800.00 €
Construction road 5,000.00 €
Construction water/construction electricity 500.00 €
Construction toilet 1,350.00 €
Surveying/Cadastre 2,700.00 €
Soil report 1,000.00 €
Structural engineer review 1,500.00 €
Insurance 500.00 €
Total 18,100.00 €
Architect/Structural engineer 30,000.00 €
Total Preparation 178,130.00 €

1. Earthworks
Excavation (720m³)
25,200.00 €
Transport
7,500.00 €
Inspection shafts/infiltration basin
2,500.00 €
Basement
84,500.00 €
Buffer
15,000.00 €
Total
134,700.00 €

2. Shell construction
Shell construction
170,000.00 €
Roof structure and roof
50,000.00 €
Total
220,000.00 €

3. Building services
Gas, water, sanitary
50,000.00 €
Electrical
50,000.00 €
Total
100,000.00 €

4. Interior fittings
Windows
25,000.00 €
Doors
15,000.00 €
Stairs
15,000.00 €
Front door
6,500.00 €
Floor coverings
(material and labor costs)
25,000.00 €
Wall coverings
(material and labor costs)
17,000.00 €
Furniture
30,000.00 €
Lighting
7,000.00 €
Fireplace
15,000.00 €
Total
140,500.00 €

5. Outdoor facilities
Paved driveway 87 sqm
6,700.00 €
Terrace 20 sqm
1,500.00 €
Terrace roof
13,500.00 €
Lawn 153 sqm
770.00 €
Planting
2,000.00 €
Outdoor lighting
3,000.00 €
Carport + tool shed
15,000.00 €
Exterior facade
18,000.00 €
Additional features
7,000.00 €
Total
67,470.00 €

I am grateful for any comments, especially those where I am completely off.

0. Preparation
Plot
Plot 116,000.00 €
Property transfer tax 6,960.00 €
Notary 2,320.00 €
Total 125,280.00 €
Development
Gas 1,000.00 €
Electricity 750.00 €
Fresh water 1,000.00 €
Telekom 500.00 €
Sewage 1,500.00 €
Total 4,750.00 €

Too little, rather plan double. Drainage is also too cheap, overall certainly 15k.

Permits/Surveying/
Preparation
Building permit 800.00 €
Construction road 5,000.00 €
Construction water/construction electricity 500.00 €
Construction toilet 1,350.00 €
Surveying/Cadastre 2,700.00 €
Soil report 1,000.00 €
Structural engineer 1,500.00 €
Insurances 500.00 €
Total 18,100.00 €
Architect/Structural engineer 30,000.00 €
Total Preparation 178,130.00 €

Architect that cheap? Why is the construction road 5,000? Is it 30m long?

1. Earthworks
Excavation (720m³)
25,200.00 €
Transport
7,500.00 €
Manholes/infiltration trenches
2,500.00 €
Basement
84,500.00 €
Buffer
15,000.00 €
Total
134,700.00 €

Excavation too expensive, disposal way too cheap. How do you come to 720 m³? Consider soil loosening? That quickly adds another 20%. For us, excavation and disposal were about 40k, so you should roughly arrive at the total, depending on soil analysis of course. I find the basement a bit high, but for that, the plans would be good to judge. The basement for me, including basement ceiling, cost about 45k just for materials and about 18k labor.

2. Shell construction
Shell construction
170,000.00 €
Roof truss and roof
50,000.00 €
Total
220,000.00 €

In this respect, the shell construction is, in my opinion, priced too high; I pay that for the entire shell construction including basement and garage. Two floors to be bricked and a solid ceiling should be considerably cheaper. I have no idea about the roof since we are building with a flat roof. But it should be cheaper; 50k roughly costs my upper floor solid ceiling with sealing and green roof. From experience, a flat roof is usually more expensive than a pitched roof.

3. Building services
Gas, water, sanitary
50,000.00 €
Electricity
50,000.00 €
Total
100,000.00 €

Gas, water, sanitary I think fits. Electricity no idea, I pay about 15k but no home automation.

4. Interior fittings
Windows
25,000.00 €
Doors
15,000.00 €
Stairs
15,000.00 €
Front door
6,500.00 €
Floor coverings
(Material and labor costs)
25,000.00 €
Wall coverings
(Material and labor costs)
17,000.00 €
Furniture
30,000.00 €
Lighting
7,000.00 €
Fireplace
15,000.00 €
Total
140,500.00 €

Windows most likely way too low, but for that you’d have to see the plans. For me about 75k with front door and aluminum roller shutters or venetian blinds, all electrically operated. However, wood-aluminum; with plastic you come about 20k cheaper, at least with our window maker. So rather plan double. Stairs depend on what you want, but for 15k you can get something decent. A two-stringer stair with oak steps you can get for 10k as well. No idea about the rest, but seems sufficient. What about interior plaster? That easily costs 10–15k. Screed also completely missing. Another 10k.

5. Outdoor area
Paved driveway 87 sqm
6,700.00 €
Terrace 20 sqm
1,500.00 €
Terrace roof
13,500.00 €
Lawn 153 sqm
770.00 €
Planting
2,000.00 €
Outdoor lighting
3,000.00 €
Carport + tool shed
15,000.00 €
Exterior facade
18,000.00 €
Extras
7,000.00 €
Total
67,470.00 €

Except for the exterior facade, looks plausible. I would rather plan at least 10k more there.

Do you subcontract the trades yourselves, or does the architect take care of that?

Too little, rather plan for twice as much. Drainage is also too cheap, overall certainly 15k.



Architect that cheap? Why 5000 for construction road? Is it 30m long?



Excavation too expensive, disposal way too cheap. How do you come up with 720 m³? Have you considered soil loosening? That quickly adds another 20%. For us, excavation and disposal were about 40k, so you should roughly get there in total, depending on the soil analysis of course. I find the basement a bit too high-priced, but plans would be good to judge that. The basement cost me about 45k in materials alone with the basement ceiling and about 18k in labor.



As far as I’m concerned, the shell construction is priced too high; I pay that for the entire shell with basement and garage. Two floors to masonry and a solid ceiling should be significantly cheaper. No idea about the roof, since we’re building with a flat roof. Should be cheaper though; my upper floor solid ceiling with sealing and green roof costs about 50k. Based on experience, a flat roof is usually more expensive than a pitched roof.



Gas, water, sanitary seems fine I think. Electricity no idea, I pay about 15k but no home automation.



Windows most likely way too little, but you’d have to look at the plans for that. For me about 75k with front door and aluminum blinds or shutters, all electric. However, wood-aluminum; with plastic you save about 20k at least with our window manufacturer. So rather plan for twice as much. Staircase depends on what you want, but for 15k you can get something decent. You can also get a two-stringer staircase with oak steps for 10k. No idea about the rest, but seems sufficient. What about interior plaster? That easily takes 10-15k. Screed is also completely missing. Another 10k.



Except for the exterior facade, it looks plausible. I would rather plan for at least another 10k there.



Are you awarding the trades yourself, or is the architect doing it?

Thanks for taking the time to give detailed feedback. For some trades, there are already offers (including comparison offers) so I probably have little room there. For other things I’m really missing a big chunk on my side, e.g., windows.

However, I included screed in the shell construction, so it will probably work out in the end.

I’ll try to manage uploading the plans this evening or tomorrow.

For wastewater, we finally paid €4,700.

Edit: we are awarding the contracts ourselves.

5. Outdoor Area
Driveway paved 87 sqm
€6,700.00
Terrace 20 sqm
€1,500.00

With edging too cheap. Anyway: the splash guard around the house and other reinforcements are missing.

Development
Gas €1,000.00
Electricity €750.00
Fresh water €1,000.00

I find the figures wrong, considering that you don't have to calculate them as they are fixed by the suppliers and can be inquired. We roughly had to pay €8,000 for everything (including Telekom)...

Construction water/construction electricity €500.00

Too low. Connections cost, rental costs, consumption costs.
Electricity for drying devices can be over €1,000, including the rental.
What about container? Scaffolding?

Too cheap with the enclosures. Anyway: the splash protection around the house and further fixings are missing.

I find the numbers wrong if you consider that you don't have to calculate them as they are fixed by the suppliers and can be requested. We roughly had to pay 8000 for everything (including Telekom)...

Too little. Connections cost, rent costs, consumption costs.
Electricity for drying devices can be over 1000€, also the rent for that.
What about container? Scaffold?

Thanks to you too for the feedback.

As I said, with the development we are now completely at 7,750 excl. Telekom; I am still expecting the invoice, with the amount supposed to be between 800€ and 300€ with simultaneous conclusion of Magenta, let's see.

I find it incredibly difficult to capture every single item. Can flat percentage rates be used as a buffer?

Calculating an independent scaffold certainly makes sense because we are not building with a general contractor.

But you are building 240 sqm of living space plus a basement?