Prefabricated house including land planned - financing

A problem you have with all major prefabricated house suppliers is that a lot of money is lost on marketing and sales. Show homes and representatives cost money, and not just a little. Smaller companies have an advantage there. Sometimes the pricing policy is also a bit different, and not an enormous sum is charged for every upgrade. And even if you build on your property with the same provider as on their property, 5% real estate transfer tax on €400,000 is already €20,000. That covers quite a few upgrades. The problem is that land is scarce, and almost all new development areas are now allocated according to a points system. You first have to get in, especially as an outsider.

The problem is simply that land is scarce and in almost all new development areas it is now allocated based on a points system. You have to get in first, especially as an outsider.

Yes, that's true. Although I have applied for a building plot in a new development area in our town. We have lived here for over 6 years. And the allocation will be in a few months. But since I of course don't know how big the chance is, I am naturally weighing it up. You could build there at the earliest in 1.5 years, although with the offer it will certainly take 1 to 1.5 years before you could move in. For the offer, we would have to move, which means a school change for the children. That's not ideal. But a house rarely comes to you at home. But you are already weighing it up.

So, you actually always have to calculate 10-12 months from the building permit to moving in. Building takes time; with prefabricated houses the production of the building envelope is fast, but before that, you have relatively long waiting times. The interior finishing is about comparable for solid and prefabricated houses. We were told 10-12 months from the building permit, sometimes longer with some manufacturers. The planning phase can partly be done in parallel with the land development.

I currently don't know how much the plot in the offer costs,

You notice it yourself, right? ;) From my experience, it is always cheaper to choose the plot and the house separately, not only because of the real estate transfer tax, since someone always tries to get money twice in such deals.

Had a discussion about it today: The plot is 450 sqm, which is actually quite OK and comes to 120K. What I do wonder, though: it's a semi-detached house, well the seller is probably not the worst and it's turnkey with everything included (except no kitchen). The house itself with additional building costs and planning/construction would then cost 530K. When I look at sites of single-family home providers, you can sometimes get the single-family home for 250-300K. Well, it has a basement and half of the basement is developed as living space. But if you could build on the plot yourself or maybe had one: how much would you have to expect to pay for a comparable single-family home with construction? Would it be much cheaper? In this case, it would be just under 170 sqm, although I would already be satisfied with 140 or 150. But maybe I’m asking this question in the wrong topic. He also offered me an interesting option. Even if I buy the plot now, they would "undo" the sale for me again until summer, meaning sell it back to me as long as I find something else that suits me better. I basically think that's a good option since I am still on the waiting list for a development area in parallel. The risk would be that, even though incidental costs are factored into the sale, speculation tax would be incurred. But that would be bearable if building on one’s own plot on your own is significantly cheaper.

Best regards,

Hubi

You have to be careful with catalog prices. Often, the equipment is quite minimal. For example, with Schwörerhaus, the difference between the catalog price and the first quote we received was over €80,000, plus the cellar/floor slab extra since the catalog price starts from the top of the floor slab/cellar. And they still had manual shutters installed, for example. With Weberhaus, the basic equipment already included more (electric shutters, floor slab) and the deviation was smaller, but we were still about €65,000 above the catalog price. It adds up so quickly, it’s hard to keep up just by watching.

Comparisons purely by price are not very meaningful. You have to look at the corresponding building description for each price and see exactly what is included. Roughly speaking, here in BW, you can expect about €2,500/sqm for a house with a floor slab (including painter and flooring, excluding kitchen), plus incidental construction costs and land. For building with a cellar, accordingly more. If you build according to energy saving regulations, you will probably stay somewhat below, with KfW40(+) a bit above. Smaller regional companies also tend to be somewhat cheaper than supraregional ones with representatives and show houses.