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

Where are you in the planning?, and what is your plot's opinion on the basement question?

We have a rough draft planning. We have been talked out of having a basement because of the additional costs, although I would take another look at that. The soil report doesn't really argue against a basement.

It's more about the slope; from a certain slope in the construction site, it is actually a Pyrrhic victory to build without (partial) basement (or more precisely underground floor), since the excavation and support or embankments and support usually cause so much additional earthwork and ancillary costs that half a basement or more would already be paid for. This is also called planning against the property. The smart builder plans better with the property.

It's more about the slope; from a certain slope in the building area, it is a Pyrrhic victory to build without (partial) basement due to the costs, since cutting into the slope and retaining or embankments and retaining usually cause so much additional earthwork overhead that half a basement or more would already be covered. This is also called planning against the property. The smart builder plans better with the property.

Oh, now it makes sense :) Our property is actually completely flat and slightly (about 30-40cm) below the street.

We have a rough draft plan.

If you want to get started with that, unfortunately you will also need roughly too much money.

were talked out of us because of the additional costs, although I would take another look at that. The soil survey actually does not really speak against basements [ / ] Oh, now it makes sense :) Our plot is actually completely flat and slightly (about 30-40cm) below the street level.

But let's not hijack the thread here, rather discuss that in a separate thread by you. I am happy to take a look at it. Going to a shell construction company named by the local OP now with a questionable plan would probably be the start of an expensive mistake, even if this general contractor is cheap and inexpensive – just because of the "planning".

Hello everyone,

our last post is already a few months old, so I wanted to give an update here.
With the help of the architect, we have now obtained offers for many to almost all trades.
Unfortunately, we were not able to reduce the offer for the shell construction, although it still seems relatively high to us. Instead, we decided on a different clinker, which even pushed the offer higher. We have switched here from an NF clinker to a WDF clinker, which has resulted in some additional effort. We also included the connection of the drainage in the shell constructor's offer.

Offer for the shell construction: 235k€ gross
- 170 sqm living space, square floor plan with a bay window at the front, two full floors, planned as KFW55
- clear room height ground floor 2.70 m, upper floor 2.50 m
- including earthworks, wastewater pipes, including connection to drainage (we added the connection to drainage in the offer)
- including strip foundations and floor slab
- including concrete ceilings for ground floor and upper floor
- including house connection
- two-shell wall construction with clinker facade
- wall construction: 17.5 Poroton, 16 cm mineral wool, clinker Roeben Moorbrand lehmbunt (approx. 220 sqm of surface to be clinkered)
- interior walls 17.5 cm Poroton
- including straight concrete staircase
- including roof truss and roofing (hip roof)

For the other trades: 175k
- windows incl. front door 40k €
- interior plaster, gypsum plaster on Q2 12k€
- screed, 8k€
- electrical, no KNX, central shutter control, network sockets in all rooms, relatively standard - 15k € (with own work)
- ventilation system 13k€
- heating air-water heat pump with underfloor heating 35k€
- tiles (planned are 60*120 tiles in bathroom, guest bathroom, hallway and utility room) 13k€
- sanitary installation 15k€
- painter: filling, sanding, painting fleece + painting: 3-5k€ (completely own work)
- doors 7k€ own work
- floors 5k€ own work (parquet downstairs, laminate upstairs)
- tiled staircase 4k€
- drywall (some ceilings to be dropped + pipe cladding): 3k€ own work

Architect, structural engineer etc: 15k€

Additional building costs: approx. 30k
e.g. permit fees, surveying, house connections, building drying

Total: house 410 + architect, structural engineer 15 + additional costs 30 = 455k€

We plan to start construction in April. Maybe the prices will help some of you here.
We would still be very interested in your assessment!
Does this match your perceptions of the prices?
We actually hoped that the prices would drop over the turn of the year due to the collapsing construction economy. Unfortunately, we did not perceive this in our case.

Does this match your perceptions of the prices?

Rather those from our house construction... 2013! So not the shell construction or anything like that. But the finishing trades including those in EL. Since you want to do a lot in EL, I would include the double burden, as the move-in will be delayed by several (weeks/)months, in the incidental construction costs and set this at 30-40,000€ instead. Then I would include drywall, filling, and painting work as a contingency item and buffer, unless you are taking a sabbatical year.