Offer single-family house 135 sqm, 28857 Syke-Barrien

Hello everyone,

after I was already able to use the forum well for information about heating technology, I would now also like to draw on your experience for our offer.

The land to be developed is 745sqm in size and costs us €112,700 including all development.

The land is tied to a developer from the local area. This certainly leads to higher price quotes, as there is no competitive pressure. This is also a reason why I want to post the offer. We have an experienced family member who worked in the construction industry for a long time. According to him, the offer is very/too expensive and too few details are described. However, the offer is not a hundredth planning or similar.

The title on the construction description is construction description "Wohnwert 2018". I do not know if that means anything and later it will be said that completion is only in 2019 or 2020 and accordingly a higher amount will be due.

My idea is, of course, to clarify all open questions and then negotiate the price, which is €270,000 for the house with 135sqm. That makes exactly €2000 per sqm. Expensive, but okay for me if the quality is right. For that, however, I want the complete range of the offer, which is partially not included in the price in the existing offer. With everything stated in the offer, I come to €297,000. If the developer accepts the €270,000, we will reach an agreement. If the reaction is negative for us, it probably won’t work.

Attached you will find the offer and the description, partly with comments and questions from me.

I hope the pictures of the offer work for everyone.

So that I understand you correctly. The general contractor wants 297k€ for the offer presented here, right? ....and you only want to pay 270k€ but on top want more services? So there will certainly be a discount but not 30k€ and also not combined with a free upgrade. I am also someone who likes to negotiate and look for bargains but in the current times you will not find a good general contractor quickly with your "demand". 2000€ per sqm is certainly okay for "today", but I actually do not see any position in this offer that justifies this.

I am not an expert when it comes to house construction, since we ourselves still have to wait until it can finally start, but the following caught my attention regarding the electrical work:
- Is there not a network cabling? Or are you deliberately doing without it and relying entirely on Wi-Fi
- Am I correct in seeing that there are only 2 TV sockets in total (living area and parents' bedroom)? Is that enough for you?
- Is one socket in the utility room enough? I am not exactly sure what is supposed to go in there. Possible devices could be, for example, router, telephone, NAS, freezer, heating (?), vacuum cleaner.

Furthermore, if the property is tied to a [GU], you will have to pay the full €410k in property transfer tax.

The mentioned combination is the worst of all new build options.

So a real developer where you don’t have any hassle with the property or [GU] with your own property without coupling.

Just to make sure I understand you correctly. The general contractor wants 297k€ for the offer presented here, right?

...and you only want to pay 270k€ but on top still want more services?

So there will certainly be a discount but not 30k€ and also not combined with a free upgrade.

I am also someone who likes to negotiate and look for bargains but in the current times you won't find a good general contractor quickly with your "demand."

2000€ per sqm is certainly okay for "today," but I really don't see any item in this offer that justifies that.

For the offer presented, he wants 270,000€ including VAT. There are some items included that have an extra charge, such as photovoltaic system, floor-to-ceiling shower, KfW55 construction, etc. I want these services included at the stated price.

So you are saying that the construction description does not match "2000€ per sqm" because there is too little quality, right?

I am no expert when it comes to house construction, since we ourselves still have to wait until it can finally start, but the following caught my eye regarding the electrical work:
- Isn't there supposed to be network cabling? Or are you deliberately foregoing it and relying fully on Wi-Fi?
- Am I correct that there are only 2 TV sockets in total (living area and master bedroom)? Is that enough for you?
- Is one socket in the utility room sufficient? I don't know exactly what will go in there. Possible items could be router, telephone, NAS, freezer, heating (?), vacuum cleaner.

Sockets are definitely a topic we still need to improve on, and the note about the network is great, thanks. I hadn’t noticed that.

Also, if the plot is tied to a general contractor you will have to pay the full 410k€ real estate transfer tax.

The mentioned combination is the worst of all new build options.

So either a real developer where you don’t have any fuss with the plot or a general contractor with your own plot without tying.

We are buying the plot separately. Notarially, accordingly, also "only" real estate transfer tax on the plot and not on the house.

We are purchasing the plot individually. Accordingly, only the land transfer tax on the plot and not on the house is paid notarized.

How then does the obligation to the developer come about?