Prefabricated house or solid construction - looking for cost-effective solution

Hello everyone,

we are possibly planning to build a detached single-family house next year.
We have already reserved a plot of land.

Since we currently own a prefabricated house (which I built as a shell construction in 1999), our focus initially turned again to a prefabricated house.

Since we want to spend limited amounts on the new house, only about €180,000 are available for a single-family house with approx. 120 sqm on a slab foundation in turnkey execution. Land, additional costs, connection costs for water / electricity and earthworks etc. are not included. For these, I calculate about €35-40,000 in addition to the pure land price.

€180,000 corresponds to €1,500/sqm for a turnkey house of 120 sqm.
In the forum, I read something about €1,300 - 1,400 as a guideline for turnkey execution.

By turnkey I understand ready to move in. That means including wall and floor coverings etc. with standard prices (no luxury execution).

But all offers from the current prefabricated house manufacturers (exhibition Wuppertal) are at least €230,000. We were partly snobbishly smiled at when we mentioned our price expectation (e.g. at the company Fingerhaus).

Have prices really risen that much now or do these companies want to rip us off?

We have not yet received an offer from a construction company for solid construction houses. But they seem to be somewhat cheaper when I look at the prices on the internet.

What are your experiences? Is it unrealistic to build a ready to move in house in a good KfW standard (70 or better 55) with about 120 sqm for €180,000 on a slab foundation?

Best regards
Frenzi

Hello,

we are possibly planning to build a detached single-family house next year.
We have already reserved a plot.

180,000€ corresponds to 1500,-/sqm for a turnkey house of 120sqm.
In the forum I read something about 1300 - 1400€ as a guideline for the turnkey execution.

Since you write W´tal, I assume you want to build in the surrounding area (every region [also within NRW] has different prices).

A small, detached single-family house in the "turnkey" version will cost about EUR 185,000; if the attic is to be usable later (depends on the development plan requirements) rather EUR 200,000. That means you cannot count on any of your values! Please always consider information on square meter prices *only* as rough estimates. Basically, the larger the house, the more the price/sqm decreases.

If you take into account for your incidental construction costs that outdoor facilities and extras like buffer are not covered by that: ack

As turnkey I understand ready to move in. So including wall and floor coverings etc. at standard prices (no luxury version).

"Turnkey" mostly means _without_ painting work and _without_ floor coverings in the industry; often only the hallway + bathrooms are covered by the contract price. What you mean is rather "painted or move-in ready."

But all offers from current prefabricated house manufacturers (exhibition Wuppertal) are at least 230,000 €. We were partly condescendingly smiled at when we mentioned our price expectations (e.g. at the company Fingerhaus).

Every provider only looks at their salespeople *just* in front of their forehead and not behind it. Meaning, there are good salespeople and such as you describe.

Have prices risen that much now or do these companies want to rip us off?

This is not the first time I am wondering where this preemptive assumption comes from that everyone wants to rip off the "poor" builder. If you approach a salesperson with this attitude, I am not surprised that you have the above experiences. The fact is that material and labor prices have risen significantly in recent years.

What are your experiences? Is it unrealistic to build a move-in ready house in a good KfW standard (70 or better 55) with about 120sqm for 180,000 € on a slab foundation?

KfW 70 no longer exists, building according to KfW 55 you can forget with your budget; desired budget EUR 180,000 as well ... even in the "turnkey" version. Although painting work and floor coverings are no rocket science and can be well done in DIY, provided you do not have two left hands. It just takes a little longer, which should not be so bad

Rhine regards

Hello construction expert,

you really tore apart my post and gave your opinion on my words. Thanks! But you didn’t really help me with that...

There very much is still a KfW 70 standard. Only that from April 1, 2016, it is no longer subsidized by the KfW. "Rip-off" was not a statement or assumption, but a question from me. You put words in my mouth accusing someone of rip-off. But that is not the case.

Yes, I can and will carry out painting and wall coverings myself. But I want to compare apples to apples. That’s why I chose the standard "ready to move in".

To get back to my question:

So in your opinion, is it not possible to build a detached single-family house on a slab ready to move in for that amount? The outdoor facilities, like a garage, are not included. I’m only talking about the house itself.

When I search online, however, I find offers from solid construction companies that at least offer that:

Example for a 132sqm house

Ok, this example doesn’t exactly include a KfW 55 standard, but it is miles away (about €50,000) below the offerings of prefabricated house manufacturers. And I haven’t compared the quality and features (turnkey?) in detail either. But it does make me think...

Regards Frenzi

---------------------------
Link removed by moderation; please observe the forum rules.

Thank you very much!
Construction expert

Hello,

There still is a KfW 70 standard. Only that it has not been subsidized by the KfW since 1.4.2016.

There is no longer a KfW 70 standard. Those who submitted their building application by 31.12.15 can still apply for funding until the end of March this year. Until the end of March 16, there is still funding for the former KfW 70 and the Energy Saving Ordinance 2016 for building applications from 01.01.2016, from 01. April 16 changed funding for KfW 55, 40, 40+ and PH; no more.

"Rip-off" was not a statement or assumption, but a question from me. You are putting words in my mouth accusing someone of having a rip-off. But this is not the case.

I am not putting words in your mouth; you offered 2 alternatives in your first post. If you do not want someone – in this case me – to take what you write literally, then in my opinion you have to phrase it differently.

Yes, I can and will do painting and wall coverings myself. But I want to compare apples with apples. That is why I chose the standard "ready to move in".

Then better compare "turnkey" with "turnkey"; most providers (including the one from your example) have defined this as their standard.

So, in your opinion, is it not possible to build a detached single-family house on a slab, ready to move in, for that amount? The exterior facilities like a garage are not included. I am only talking about the house itself.

No. Only with massive prefab concrete and I consider that window dressing because you still have to pay for the required materials; possibly also need to get professional help. If it were different, I would have answered differently.

If I search online, I do find offers from solid construction companies that at least offer that:

Example of a 132 sqm house

Okay, this example certainly does not have a KfW 55 standard, but it is miles away (about €50,000) below the offer from prefabricated house manufacturers. And I have not compared the quality and equipment (turnkey?) in detail. But it does make me think...

First of all, this is a provider who, according to their own statement, operates in Berlin, Brandenburg, Saxony-Anhalt, and Saxony. Prices there are (still) lower than here; you want to build in NRW, right? Where exactly?

Then it makes little sense to evaluate an offer if the specifications are not known. However, if I look at what is supposedly included in the offer price:

[*]Individual planning according to client’s wishes
[*]Built according to Energy Saving Ordinance 2016
[*]Free floor plan changes
[*]132 sqm living and usable area
[*]Exterior dimensions: 9.38 x 8.88 m
[*]Gable roof 45°
[*]Gable dormer
[*]Clay roof tiles as fine engobes in various colors
[*]Knee wall 1.00 m
[*]Architect services and building application preparation
[*]Earthworks, slab foundation & frost skirt
[*]Exterior masonry 36.5 cm thermal bricks, monolithic construction without external thermal insulation composite system
[*]Interior walls ground floor masonry, upper floor dry frame construction
[*]Heat pump + underfloor heating
[*]Climate protection windows, color: white
[*]Front door with WK2 locking system, color: white
[*]Roller shutters ground floor & upper floor
[*]Natural stone window sills: granite outside, marble inside
[*]Solid wood staircase beech or similar, finished
[*]Tiles: bath & WC
[*]Floor-level shower & shaped bathtub
[*]Frost-proof outdoor water tap
[*]Colored exterior plaster painted
[*]Base plaster all around

*Promotional price [B]158,990,- EUR[/B]
(turnkey, without painting and flooring works)
Prices include 19% VAT! House image shows special requests!

then I of course wonder why not every builder *only* builds with this provider?

Again – with your budget you will not be able to build a single-family house here in NRW as you wish; maybe in the Münsterland with a lot of luck, but no KfW 55 efficiency house. The only alternative is to deal with shell construction providers. But then there remains the need to purchase materials as well as professional supervision. That you should be skilled in almost all trades goes without saying.

PS: since I had to remove the link, the picture of the offer is attached below.

*Source and picture: EWA Hausbau

Rhenish greetings

I’ll add construction expert:

So you really are firmly convinced that you alone can compare apples with apples. Well, I’ll quote my old master: there are 17 different trades in construction. And it’s only a 1000-Mark bill. You want to overlook 17 trades as a layman?

Let’s take Epi’s list: climate protection windows. What is that? How many already fail at the Uw because they compare it with Ug. And I’m not even starting on the profile, whether A or B version. Or interior doors. Yes, they should be white. There are solid wood doors, hollow core, panel doors, etc. etc. They’re all white, all look the same. Price difference for a “normal” room door: 300 bucks, per door!

Electrical equipment: high quality, the absolute blockbuster.
Sanitary equipment: brand goods

Earthworks: are certainly not fully included, unless he is crazy and certainly with reservations

to be continued....

All right,

Thank you!


Westphalian greetings
Frenzi