Prefabricated house offer: Price realistic?

Hello everyone!

We have been considering building for some time now and have Danwood on our radar for this purpose. Two weeks ago, we had a quote made by the DW consultant. It is a bungalow from the "Family" series, price starting at OK BP 97,000 euros, whereby interior doors, painting/plastering, and flooring must be provided by the customer, otherwise "turnkey". Of course, we were already aware in advance that the stated price is a "starting" price and that many additional costs would be added. However, after we got home with the offer in hand, we asked ourselves whether the price that ultimately came out is realistic at all, or - and my wife and I are really worried about this - if suddenly costs will appear everywhere after signing, which might even require additional financing. We definitely want to avoid that. For this reason, we would also retain an amount of 20,000 euros from our own capital as a "safety reserve" in the financing.

I would like to describe and list the offer here completely and hope that some of you might be able to say something about it. Especially with regard to whether this could be a complete offer at that price, or if individual works/materials might still be missing.

House: bungalow, 80m2, 22° roof pitch, 3 rooms, kitchen/bathroom/dryer on slab foundation. "Almost turnkey" except for the mentioned trades of flooring, plastering and painting of the drywall walls, and installation of interior doors. The materials for these are not included in the offer.

House price: 97,000 euros
Transport costs: 2,300 euros
Heating: standard gas boiler, 190l storage tank, 2 solar modules: 6,300 euros
Underfloor heating: 3,356 euros
Electrical and sanitary: standard without changes, 0 euros
Roller shutters on all windows: 2,982 euros
Water installation connection (incl. pressure reducer, water filter and meter installation): 890 euros
Roof drainage with downpipes without connection to sewer system incl.: 0 euros
Inner/outer window sills incl.: 0 euros
Floor hatch ladder incl.: 0 euros
Architect fees (DW architect, incl. building application and drainage plan): 5,990 euros
Foundation slab (90m2 incl. house connections): 12,760 euros

Outdoor facilities (proposal by DW for planning): 10,000 euros
Additional construction costs: (estimated by DW) 29,000 euros

The total price of the house (without outdoor facilities and additional costs) thus amounts to approx. 131,000 euros according to the offer. The additional costs are of course only an estimate, depending on soil class and other conditions this can of course change somewhat. If desired, I can also list the additional costs, there are about 20 positions with cost (estimates) indicated. It ranges from earthworks to the gas tank to the construction site toilet. Included in the list but not priced are: disposal costs, crane site, construction site setup.

So, and now the big question: is this a realistic and/or complete offer? Can you actually build a house for that money? Or are there still various items missing? Of course, it will not be a high-end house, we are aware of that. Simple equipment, simple materials, we would be satisfied as long as it is not rubbish that breaks after three years. Family planning is long since completed, the space would be completely sufficient for us (and for old age).

I would be happy if you could tell me something about it! If further information is needed, I can try to provide it.

Regards

Is standard really enough for you in electrical installations? The number of sockets is often not exactly abundant. How is the internet distributed in the house? TV wiring, satellite?

In my opinion, with 10,000€ for the outdoor area, you only get the bare essentials.

Surveyors included? Is it quickly 1000€-2000€? With electrical work, definitely keep the residual current arc fault circuit breakers in mind. The DW electricians really like them or insist on them, so that's quickly 2-3 thousand euros gone. With the DW electrical installation, a meter cabinet and acceptance and the costs for that are generally not included. Unless otherwise described, the gutter is plastic if that's okay for you? Is a heat pump not an option for you? (Although the DW surcharges for heat pumps are outrageous) I would rather consider a small heat pump with a photovoltaic system? In general, the house is then spackled to Q1 if nothing has changed. Depending on requirements, Q2 and/or Q3 plus corresponding wallpaper come on top of that. Our painter (not a DW house) wants just under 17k€ for Q3 plus non-woven wallpaper painted white and glued vinyl for a 105 m2 bungalow. Just as a reference, and those are rural prices that don’t apply to Munich or Cologne. Exterior facilities for 10k€ is supposed to be for paving and excavation for the base slab? That doesn’t work, unless you have a postage stamp-sized plot (which I don’t believe for a bungalow) that also has top soil quality and is absolutely level.

How much cost do you plan for floors and walls, in other words to make it turnkey?

Otherwise for outside:
Inspection shafts 6-8k
Connection of rain gutters to sewer ?€
House connections 10k
Soil survey 2k -> disposal costs (Z0-Z2)

Is there a plot of land available?

Let's be honest: We are talking here about 131,000 plus some work in [EL]. Finished, you end up at 150-160,000... roughly speaking. Controlled residential ventilation is not included, so never mind. A 190l tank is also not exactly standard. The roller shutters will be manual, which is fine. The electrical work will not be sufficient. If you are modest, I would add another 10-15,000 on top. Then we are at... 175,000. So far, okay?

That results in a price per square meter of 2,187.50 for an 80sqm house.

That is higher than the current average price. This is quite expensive in the budget-affordable segment, considering that some bungalows have been built here with average costs of about 1600-1800€/sqm.

I would also not build an 80sqm bungalow, because then the price per square meter automatically becomes more expensive. Aside from that, it is already a bit small. If you subtract house technology and cellar space from an 80 sqm apartment, you are left with just about 70 sqm of living space. The incidental construction costs are proportionate in my view.