Preliminary building inquiry, sale of partial plots, procedure

4,700 € amendment of development plan
600 € consulting documents
1,900 € species protection analysis
650 € X-Plan

The meeting responsible for the zoning plan amendment will take place in February. We were initially promised good prospects.

I consider that a misunderstanding:

€4,700 zoning plan amendment €600 consultation documents €1,900 species protection analysis €650 X-Plan

sounds to me more like the municipality has no motivation to act on its own, and the February meeting of the municipal council (or its planning committee) could be (subjunctive!) the one where it might be on the agenda (subjunctive!) if by then an interested party had signaled (subjunctive!) willingness to finance the celebration. However, you already mentioned,

The sellers want nothing to do with the whole process; maintaining it is a thorn in their side because they are getting older.

that the current landowners would hardly push all this forward full throttle. Your sequence

My idea would be to get offers, i.e. for earth filling, development, zoning plan amendment, soil survey, and then get an overall picture or concretely talk to the sellers.

would therefore be at most wrong. First, temper the vague positive signals from the town hall. Then clarify the seriousness of interest with your future neighbors (it is very helpful if you share the same local bank). Then you must first put yourself in the position of procedural participants: you are not that as so-called potential buyers someday, so it is best if you become the landowners. See who belongs as an expert to the land consolidation committee and find out their regular pub – you have to check what a reasonable value of the land as building land would be. You need this info for the improvement certificate, without which the dilemma of price determination cannot be solved. Based on these facts, you can then discuss with the bank how to fill the war chest. Without a declaration of commitment regarding the development costs, I see nothing moving forever. Keep in mind the probable remaining life expectancy of the current landowners: inheritances delay everything and drastically reduce the likelihood of a purchase at a fair price. Once you have done this homework, you will understand why "investor" is not something you can master after three and a half years of apprenticeship.

Thank you for the reply, I still have a few open points.

I consider that a misunderstanding:

sounds to me rather like the municipality has no own motivation to act, and the February meeting of the municipal council (or its planning committee) could be the one (subjunctive!) where it would come up on the agenda (subjunctive!), if by then an interested party had signaled (subjunctive!) that they would be willing to pay for the celebration. However, you already mentioned,

How would it be if the municipality were motivated? What exactly do you base that on? The price? Isn’t the 13a procedure suitable?

would thus be maximally wrong. First, attach a handle to the vague positive signals from the town hall. Then clarify the seriousness of the interest with your future neighbors (very helpful if you have the same local house bank). Then you first have to put yourself in the position of parties involved in the procedure: you are not that as supposed eventual purchase interested parties, so you should preferably become the landowners. See who belongs to the land readjustment committee as an expert, and find out their local favorite pub — you have to check what a reasonable value of the land as building land would be. You need this info for the improvement certificate, without which the dilemma of price finding cannot be solved. On this factual basis you can then discuss with the bank how to fill the war chest. Without a commitment declaration regarding development costs I see that nothing will move forever. Consider also the probable remaining life expectancy of the current landowners: inheritances delay everything and dramatically lower the likelihood of a purchase at a fair price. Once you have done this homework, you will know why "investor" is nothing you master after three and a half years of apprenticeship.

Why exactly maximally wrong? Before I become the landowner, I would first like to find out what potential the plot has or how high the costs are to build on it? I would also have approached the dilemma of price finding as described above. First see what costs arise to obtain "build-ready" land, then compare these with the average price for developed building land and propose the maximum difference as the price.

What exactly do you mean by:

Then clarify the seriousness of the interest with your future neighbors (very helpful if you have the same local house bank).

Neighbors are known, and indeed the potential sellers make up the largest part of the neighborhood.

What would it be like if the municipality had motivation? How exactly do you determine that? By the price?

I know that the organizational effort of preparing a development plan and a development procedure for three building plots is the same as for thirty or forty building plots. Therefore, the desired planning and development here would be very inefficient for the municipality. As long as there are no tourist-repelling rubble wastelands, the municipality has no own urgency to act. For one to three retired farmers to improve their pension by selling their meadows is not a public interest. Yes, you can also recognize this by the price: but not by its amount – rather by the fact that the municipality will have no desire to front the money (and waste it if you don’t all carry it through).

Why exactly completely wrong?
Before I become a landowner, I would first like to find out what potential the property has or how high the costs are to be able to build on it?
I would have approached the pricing dilemma as described above as well. First see what costs arise to get "building-ready" land, then compare those with the average price for developed building land and propose at most the difference as the price.

Wrong once because the order does not work. And wrong again because you do not want to proceed as I described. You have not understood several things, namely that: 1. your word means nothing yet because you are not yet a party to the procedure; 2. the outlook for the February meeting would involve having a declaration of commitment on the assumption of the stated costs immediately available (which you will not manage this year anymore, rather count on May or June); 3. nothing moves forward until you have taken the position of the landowners; 4. your calculation does not work out. For that, without the instrument of the improvement certificate, you would have to be able to pay the value of the building land now. But no bank will give you the money for building land if this building land is still green space itself – unless you can correspondingly increase the collateral. You will not solve this fundamental dilemma without an improvement certificate, because later building land will not be sold to you at green space prices. Instead of your non-functioning backward calculation, I have suggested you tap the competence of the local experts.

Neighbors are known, respectively the potential sellers make up the largest part of the neighborhood.

No, by the future neighbors I did not mean the sellers who remain on site, but the other building owners who will be co-buyers. Their "interest" is not enough, but their "interest, even if it comes to a vow" (i.e., opening their wallets) is required. This must be reliably secured. Otherwise, the fairy tale "and if they haven’t died, then they are still dreaming today" ends. You need banks – preferably only one, joint – that will go along with your little investor ambitions.