Offer for shell construction of a single-family house 170 sqm - Is the price market-appropriate?

Hi everyone,

I have received an offer for the shell construction of a building project planned to start in 2024.
The construction site is in Hessen.

The following facts:
- 2-story construction, "classic city villa" with bay window
- Hipped roof
- 170 sqm
- 2.70m high ceilings

About the offer:
- incl. earthworks, strip foundations, and floor slab
- double-shell wall construction
- 17.5 Poroton, 16cm mineral wool, Roeben Moorbrand clay-mottled clinker (approx. 220 sqm to be clinker-faced)
- interior walls 17.5 cm Poroton
- incl. straight concrete staircase with 17 steps
- incl. roof structure and covering
- price 220k€ gross

We are somewhat shocked by the price.
How do you assess the offer based on the information provided?

If you calculate €3000/sqm for a finished house, I find €220,000 gross for a brick-clad shell construction very reasonable and acceptable.

Absolutely normal, just the brick cladding alone costs at least 30,000 euros.

Properly large house with special request "bay window". This is no longer standard fare. Core insulation + brick veneer is by far the most expensive option you can choose. Ceiling height 270cm means what exactly? Finished floor level or from concrete ceiling? Oh yes, earthworks are included as well.

If you add windows for €35K, it comes to €255K for an enclosed shell including insulation/brick veneer, which only requires interior finishing.

That’s just €1,500 per square meter. Honestly, I’m personally shocked that you were offered such a low price. I would have expected significantly more. It seems that construction prices are coming down again.

P.S. This is absolutely serious. No irony or anything. I really think the price is great!

Ceiling height 270cm means what exactly? Finished floor or from concrete ceiling?

- Clear ceiling height 2.80, will be lowered by 4-5cm to install spotlights

According to the drawing 17 risers 18.88/27 (so 321 cm floor-to-floor height) - here the floor-to-floor height already contradicts the buzzword "market-appropriate."

Properly large house with special request "bay window". That’s no longer standard.
Core insulation + brick veneer is by far the most expensive option you can choose. Ceiling height 270cm means what exactly? Finished floor level or from concrete ceiling? Oh yes, earthworks are also included.

If you add windows for €35k, it’s €255k for a closed shell including insulation/brick veneer, which only needs interior finishing.

That’s just about €1,500 per square meter. Honestly, I am personally shocked that you were offered such a low price. I would have expected significantly more. It seems construction prices are coming back down.

P.S. This is absolutely serious. No irony or anything. I really think the price is good!

What is meant is the clear room height, but I made a typo here. Planning is with a clear room height of 2.80m.

That the price is perceived as cheap surprises us; we had rather expected a maximum of €200k.