Offer realistic?? Seems too little to me

Hello everyone,

could you maybe help me? I have received an offer for my house construction that is quite a bit cheaper than the other providers. It makes me a bit suspicious and now I would like to know how I should evaluate this offer?

Construction site in Franconia

Solid house 210,000,-€

[*]Brick construction and 16cm full thermal insulation,
[*]Roof insulation 24cm,
[*]Plastic windows with triple glazing
[*]Underfloor heating
[*]Air heat pump (I don’t know the brand yet)
[*]2 bathrooms (ground floor and upper floor)
[*]Walkable attic (I think also with a window in the gable and folding attic stairs)
[*]Living area 145 sqm (usable living area 170 sqm)
[*]Chimney flue for fun fires down to the ground floor
[*]Terrace
[*]Garden with topsoil removed
[*]Including all painting work and all floor coverings (tiles approx. 20€/sqm and laminate approx. 12€/sqm)
[*]Without dormers, cross gables, etc. Should correspond to the Alto SD100 from Heinz von Heiden only floor plan modified

WU basement 55,000;-€

[*]Not insulated as a living basement
[*]Light shafts drained and secured against backflow
[*]Multi-utility connection

The total price also includes all excavation work for water, electricity, sewer, telephone etc. and the transport and disposal costs of the excavated material.

So basically, except for some fees, most incidental construction costs that the building expert always rightly refers to should be covered, right??

As far as I know, the basement is built by Glatthaar and the shell by Heinz von Heiden. Most other trades with providers from the region.

Controlled ventilation is planned, but we have not received a price yet. (we would like that if the budget allows)

[*]Is the price too low?
[*]What would be realistic for such a build?
[*]How much would it possibly cost more without WDVS (I was thinking of perlite-filled bricks to reach Kfw 70 building envelope standard)

Fortunately, we already have the plot.

I am happy about any hints/criticism.

Sorry, I wrote it in the wrong section. Please move it to Baukosten / Förderungen if it is disturbing (I think it belongs there). Sorry and thank you.

Does the provider know your property because "all" (earth)works are already included in the offer? "All" works always only means as much as is stated in the construction service description and offer attachment.

Yes, he knows it because he built the house on the neighboring property. A detailed description of the construction work is still pending (I will definitely have to check that carefully).

What does your neighbor say, what was his offer, what did it cost in the end? Is he satisfied and and and... The price seems way too low to me. But without construction and service description, you can't really judge it anyway.

Hello,

As far as I know, the basement is built by Glatthaar and the shell by Heinz von Heiden. Most other trades are with providers from the region.

That is a strange statement .... but since the 3 letters are involved, I’m at least not really surprised by the price.

Construction site in Franconia

Franconia is not exactly known for being inexpensive.

Solid house 210,000,-€

[*]Brick construction and 16cm full thermal insulation,
[*]Roof insulation 24cm,
[*]Plastic windows with triple glazing
[*]Underfloor heating
[*]Air heat pump (brand unknown to me)
[*]2 bathrooms (ground floor and upper floor)
[*]Walkable attic (I believe also with window in the gable and fold-down attic ladder)
[*]Living area 145 sqm (usable living area 170 sqm)
[*]Chimney flue for fun fires up to the ground floor

Up to here the price already “lags behind” compared to the Rhineland by a good 15 thousand euros; in Franconia it lags even a bit more.

[*]Terrace
[*]Garden with removed topsoil
[*]Including all painting work and all floor coverings (tiles approx. 20€/sqm and laminate approx. 12€/sqm)
[*]Without dormers, cross gables, etc. Should correspond to the Alto SD100 from Heinz von Heiden, only the floor plan modified

I estimate that these services correspond to a euro value of about 15 thousand euros; the preferred house is standard with all providers – only the designations vary.

WU basement 55,000;-€

[*]Not insulated as a living basement
[*]Light shafts drained and secured against backflow
[*]Multi-service connection

For this house, about 10 thousand euros too expensive.

The total price also includes all excavation work for water, electricity, sewer, telephone, etc., and the transport and disposal costs of the excavation material.

That can’t be, because – depending on the location of the sewer on the public street – a not insignificant part of these works may not be performed by your provider, since these works can only be performed by city-authorized companies.

So, apart from some fees, most of the additional building costs that the building expert always rightly refers to would actually be covered, right??

The price offered to you for the house cannot be correct; moreover – if, against all experience, it were realistic – the additional costs would only be reduced by the GEW, the notary/court costs, as well as earthworks. Neither painting/flooring nor exterior works are included in my list.

Controlled ventilation is planned, but we haven't received a price yet. (we would like that, if the budget allows)

For a house of this size and depending on the provider, costs of around 8-12 thousand euros arise. Incidentally, I consider ventilation an indispensable “must-have” when building with ETICS.

[*]Is the price too low?

Yes, in my opinion unrealistic ... especially in southern Germany.

[*]What would be realistic for such a build?

About 285 thousand euros including basement and air-water heat pump and without additional building costs ... in the Rhineland.

[*]What would it possibly cost more without ETICS (I was thinking of perlite-filled bricks to achieve KfW 70 building envelope standards)

It should roughly break even in terms of price.

Kind regards