Offer for city villa.. Dream over or offer too expensive?

Hello,

we had a quote calculated from Bien-Zenker for an urban villa (Fantastic 162) without a basement and, now that we have the numbers, we are quite shocked by the high amount. In another thread, we already posted a quote for a solid house. There is a huge difference here! But first, the calculation:

The incidental costs were recorded as follows and make sense to us, even if maybe there is some room for reduction. We expect to save a bit here. To be safe, we would calculate as follows:

Land purchase: There are currently several options: €90,000 - €120,000

Additional construction costs:

[*]Excavation €8,000
[*]Connections + installation for sewer, water, inspection shaft €8,000
[*]Outdoor facilities materials, plants, terrace, paving, platform, etc. €38,000
[*]Double garage with annex for tools, etc., possibly also a third section €30,000
[*]House connection 400v + telephone €4,000
[*]Building application €6,000
[*]Batter board €1,000
[*]Surveying €740
[*]Construction site setup, WC, electricity, water, possibly road closure €2,480
[*]Natural disaster insurance €450

Total: €76,670

Special features:

[*]Fitted kitchen €15,000
[*]Living room stove €15,000 here we have already moved away from masonry, this will be a single stove and accordingly cheaper, if possible, this amount as well.
[*]Lighting €2,000

Total: €32,000

House: €174,001
House dimensions: 10.67 x 9.42
Roof shape: hipped roof
Roof pitch: 22°
Knee wall height: 252cm
Built-up area: 100.51 m²
Net floor area ground floor 83.47 m²
Net floor area upper floor 82.13 m²
Total net floor area 165.80 m² according to DIN 277
Energy-saving house finished outside with 100mm external insulation, windows Ug=0.5W/m²K, exterior wall with 200mm timber frame
Window decoration white

[*]House €171,001
[*]Planning freedom valued at €1,500
[*]Front door additional selection value €1,500

Expansion services: €28,861

[*]Material electrical, sanitary (€13,465)
[*]Insulation package energy-saving house for walls, roof, ceilings including paneling (€15,396)

Extras: total cost €139,287 includes the following:

[*]Ground water heat pump with 390l hot water storage, for builder stage earth collector, incl. underfloor heating, with controlled ventilation Zehnder: €32,805 + €18,722
[*]Omission of solar hot water support -€4,978
[*]1 towel radiator €728
[*]Heating total: €47,277
[*]Insulated installation level €9,953
[*]Single-room air-independent stove from base plate 1 cleaning door €5,489
[*]1 flue pipe connection €101
[*]1 fresh air connection €101
[*]Fireplace total €5,691
[*]40.18m EPDM sealing membrane for base €1,688
[*]2 rainwater flaps €164
[*]Pressure monitor LEDA LUC without installation of sensors: €1,667
[*]Basic electrical installation at base plate €4,035
[*]Heating and sanitary at base plate €4,139
[*]Omission of gas heating -€1,567
[*]Sub-distribution for heating control €886
[*]Extension of meter cabinet system for heat pump €1,036
[*]1 frost-proof outdoor tap €787

Labor hours: €63,531

[*]Screed €8,030
[*]Filling €12,949
[*]Wallpaper €11,977
[*]Floor coverings €5,401
[*]Wall and floor tiles €17,344
[*]Interior doors €4,900
[*]Sanitary objects €9,040
[*]Omission of shower upper floor -€6,100

Base plate: €18,192

[*]Base plate with 12cm perimeter insulation edge €17,788
[*]2 soil samples pile driving borehole €404

Summary:

[*]Shell house €174,001
[*]Expansion services: €28,861
[*]Extras €139,287
[*]Base plate €18,192
[*]Earth collectors €4,200

Total: €364,541

We are granted a discount if we sign by the end of the month:

Discounted price: €343,014

Honestly, we were pretty shocked by the price. We did not have the impression of really going all out in terms of equipment, etc. Upgrading is not even included, just the standard. Especially the heating seems exorbitantly high to me.
We come to a price per sqm of €2,068!?
The comparison offer is at Helma at about €1,450 / sqm = €240,410, realistically we calculate about €1,800 / sqm = €298,440, as we will still receive a detailed offer here. Difference of €44,500!!! more for a prefabricated house!!??

Are we making serious mistakes in thinking with the solid house offer or is there a cost trap lurking there and here it is realistic and we are too naive?

Our total budget is max. €470,000,

Planning status:

[*]Land €100,000
[*]House €343,014
[*]Incidental costs €76,670
[*]Extras €32,000
[*]Total €551,684

We ask you for your HONEST opinion about our project in general and the present cost calculation.

The offer is exorbitantly expensive. I also don’t see where the added value compared to a solid house is. I would let the whole thing sink in again, put Bien-Zenker aside and plan with Helma and, for comparison, with a local craftsman company that builds houses as a general contractor. Even the Helma price is not cheap yet, bet? Karsten

Thank you very much for your response and your assessment. It is important to us that we want as much planning certainty as possible (no additional costs) and preferably everything from a single source. We are aware that we have to pay a surcharge for this. The region is, by the way, the Würzburg area.

Helma is currently their price from the price list, which is about 1450€/sqm. I have then calculated a buffer of 350€/sqm for things that are probably not yet included in the offer. We have an appointment next week for a detailed offer, and a preliminary sampling was surprisingly offered to us yesterday. We found that very transparent and fair.

As for Bien-Zenker, to be honest, we don't even really know what we are actually getting. Because we know the house from the pictures in the catalog, but these always include special equipment. We would only get real pictures after signing. I cannot buy something that I do not even know?! It's a pity; the consultant made a very good impression on us, because in my opinion, he seems to have done the ancillary cost calculation quite well. Although with some room for reduction, but that was what we wanted.

Way way way too expensive in my eyes and if I were you I would also think about where you can save money. Is the garage really necessary? Is the stove really necessary? Extra insulation package and then stove??? That contradicts itself.

And then not even a shower on the upper floor but a golden outdoor faucet... the collector for the heating system also has to be built by the builder himself.. no, nothing is planned there, just text blocks strung together.

Garage is mandatory for us, we currently have this luxury and this item is not negotiable due to the lack of a basement. An acquaintance also built a double garage, which cost around €23k and is certainly not made cheaply. The €30k estimate is probably very, very accurate.

The stove will definitely not cost €15k, we agree on that. It will be a wood stove, like the one we currently have, costs will be at most €5k. I also think the additional costs are not a big problem, whether they go up or down by €10-15k shouldn’t make much difference, if we save on the stove, we might need the money for the bathroom. I think the amount is fine for the calculation, right?

The house price is extremely expensive to me, and in detail here the heating. The earth collectors would be installed by a company for €4200, that is also included in the price above.

Thank you very much for your opinions, we are relieved that our feeling is not that far off after all.

Etc. and then not even a shower upstairs but a golden outdoor faucet...

There would already be a shower upstairs, that - refers to the removal of the "children's bathroom". We only need a main bathroom upstairs and a toilet with a shower downstairs.