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

Then please let us share your assessment. What do the offers from the other trades say?

Here is our assessment: We plan to do some parts ourselves.

- 170 sqm living area
- Brickwork with bay window
- Hipped roof
- 2 stories, clear room height 2.80 m (i.e. top edge of finished floor level to bottom edge of ceiling)
- 1 main bathroom and 1 guest bathroom (no shower)
- Conventional electrical installation with some smart home functions via Homematic, such as centrally controllable blinds, smart room thermostats or underfloor heating control, individual switchable light switches and sockets
- Windows: no RC2, no external blinds, basically a solid standard
- Tiles: approx. 65 sqm, of which 23 sqm are wall tiles, planned format is 60*120
- Flooring living area ground floor (approx. 50 sqm parquet or Lindura)
- Flooring upper floor: design flooring
- Controlled residential ventilation
- Air-to-water heat pump

[*]Planning costs/architect/structural engineer etc.: 20k
[*]Shell construction (based on the offer): 220k
[*]Windows + front door: 40k
[*]Heating sanitary: 40k
[*]Electrical installation: 20k
[*]Screed: 8k
[*]Interior plaster: 12k
[*]Controlled residential ventilation: 10k
[*]Doors: 5k
[*]Stair covering: 3.5k
[*]Floor coverings: 5k
[*]Painting work: 5k
[*]Tiles: 13k
[*]Additional upgrades/"sampling"/buffer: 20k

--> 420k

Do you handle the awards yourselves? What does the architect deliver?

The structural analysis may be different (and more complex) for sand-lime brick,

Unfortunately, this aspect is not a trivial matter.

but the sound insulation value is significantly better.

Better: than?

The specifications are in dB, a logarithmic scale. 3dB more attenuation means that only half as much sound passes through. Long story short: choose sand-lime brick.

Long story unner Sinn: Sound does not "pass through" at all; a wall is not a filter. It is a membrane—and how excitable it is to transmit vibrations depends on its stiffness, not its weight.

Here is then our assessment: We plan to do some points ourselves.

- 170sqm living space
- Brick facade with bay window
- Hipped roof
- 2 stories, clear room height 2.80m (i.e. top of finished floor level to bottom of ceiling)
- 1 main bathroom and 1 guest bathroom (no shower)
- Conventional electrical system with some smart home functions using Homematic, such as centrally controllable roller shutters, smart room thermostats or underfloor heating control, individual switchable light switches and sockets
- Windows: no RC2, no venetian blinds, basically solid standard
- Tiles: approx. 65sqm, of which 23sqm are wall tiles, planned format is 60*120
- Flooring living area ground floor (approx. 50sqm parquet or Lindura)
- Flooring upper floor: design floor
- Controlled residential ventilation system
- Air-water heat pump

[*]Planning costs/architect/static engineer etc.: 20k
[*]Shell construction (based on the offer): 220k
[*]Windows + front door: 40k
[*]Heating sanitation: 40k
[*]Electrical: 20k
[*]Screed: 8k
[*]Interior plastering: 12k
[*]Controlled residential ventilation: 10k
[*]Doors: 5k
[*]Stair covering: 3.5k
[*]Floor coverings: 5k
[*]Painting work: 5k
[*]Tiles: 13k
[*]Additional upgrades/"sampling"/buffer: 20k

--> 420k

That is a very optimistic calculation.
I am missing:
1. The roof. Is it included in the shell construction? Then the shell construction (including foundation slab) would have to be very cheap.
2. Roof insulation + drywall cladding
3. Brick facade
4. Earthworks - can cost a fortune
5. Sheet metal work
...
Do you already have concrete offers or are these estimates from the architect?

[*]Controlled residential ventilation: 10k [*]Doors: 5k [*]Stair covering: 3.5k [*]Floor coverings: 5k [*]Painting work: 5k [*]Tiles: 13k

Well, if that's enough. Ten years ago, I paid more for fewer square meters and much more electrical work. But those were not 60/120 tiles, only 30/60 ones. It seems to me that only roughly the main material was calculated without waste, but not moldings, adhesive, etc. Controlled residential ventilation was also more expensive... well, in combination with KfW. But for example, the rainwater connection including earthworks is missing for me. But: a) it's pointless to convince someone that 2400/sqm is too little for a house like this or b) to come up now with special expenses (like better walls and such stuff) when the currently calculated price can't even be maintained.

Now I'll read it again: 220k including roof and clinker facade?? No...that would be MEGA CHEAP!
Last year we built a shell. Clear room height 2.70, built with 36cm insulated bricks (MZ70), insulated base plate and earthworks. Ok...a double garage with a concrete ceiling was also included. We paid "cheap" 200k for the shell WITHOUT the roof. For the roof with 60cm wood fiber insulation and flat clay tiles 30k. Interior insulation with 24cm mineral wool we did ourselves. Material costs about 6k.
With you the expensive clinker facade is added on top...
I also think that your 220k is very cheap.

You can also buy sanitary fixtures at the hardware store, I know. But if you want to install something solid, you should also reckon with about 10k all in.