Project house construction. What can I finance?

Kati, unfortunately the times when you could build so cheaply are over. Unless you are satisfied with the simplest equipment you can get. But the floor plan doesn’t look like that. And the size of the plot also doesn’t really suggest modesty – which is fine if you can afford it.

Regarding the costs of the outdoor facilities: We are talking about a 1,300 sqm plot...

For my part, I assume the worst case and gradually replace the estimated numbers with actual quotes. But as far as I’m concerned, you can also go the other way around. It just hurts a lot more in the end. Each to their own...

These are the real calculated total costs for your project:

Land including property transfer tax: 113 TEUR
Additional construction costs including civil engineering and earthworks: 60 TEUR
Move-in ready house (160 m² x 2,700 EUR): 432 TEUR
Outdoor facilities: 50 TEUR
Garage/carport: 15 TEUR
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Total: 670 TEUR
Repayment of DA for condominium including VfE 100 TEUR
less proceeds from condominium sale 250 TEUR (corresponds to a factor of 26. I cannot judge if this is realistic in the area where you live.)
less various KfW 55 funding, energy consultant etc. 20 TEUR
less equity 30 TEUR
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Financing requirement: 470 TEUR

This corresponds to a payment of around 1,700 EUR with a total term of 29 years (his retirement age) and an interest fixation of 20 years (as requested initially).

This is the reality. Everything else is nonsense.

I can’t figure out how you come to 432 TEUR for the move-in ready house when the offer I have including foundation, electrical, and plumbing is much cheaper. Of course, this is not the end of the line; some things will be sorted out and the earth has to go somewhere, no question. Still, we have already visited two finished houses from builders here in the region who are satisfied, and the local experience reports are miles away from your calculation... Nevertheless, it naturally makes me suspicious.

The Excel list is at least a start. Now it just needs to be filled with (all) positions and real numbers. (You have already received the rough specifications).

I read contract for work. Signature already set? :(

It's a mystery to me how you arrive at 432,000 EUR for the move-in ready house when the offer I have, including foundation, electrical and plumbing, is by far cheaper. Certainly, this is not the end of the line, some things will be upgraded and the earth has to go somewhere, no question. Nevertheless, we have already visited two finished houses from builders here in the region who are satisfied, and the local experience reports are miles away from your calculation... Still, of course, it makes me suspicious.

In the end, as Kati already wrote, what matters is how you envision your house.

The 2,700 EUR/sqm already includes a buffer for the current construction cost explosion and contains all amenities such as roller shutters, ventilation system, panoramic fireplace, etc. Of course, you can also get a few hundred euros cheaper per sqm.

I'm just trying to make you aware of the prices. To stay within your budget, you need iron will to save and must not have high expectations.

Kati, unfortunately the times when you could build so cheaply are over. Unless you are satisfied with the simplest equipment you can get. But the floor plan doesn’t look like that. And the size of the plot doesn’t really suggest modesty either – which is okay if you can afford it.

Regarding the costs of the outdoor facilities: we’re talking about a 1,300 sqm plot...

As for me, I assume the worst case and gradually replace the calculated figures with offer prices. But you can also go the other way if you want. It just hurts a lot more in the end. Each to their own...

Huh? We only built last year... Besides, 1300 sqm of land doesn’t mean that you have to have every corner of the garden landscaped by a professional gardener immediately when you move in. There are people for whom that isn’t that important. We paid about €9,000 for paving work for the access path, carport, shed, and garbage bin area, including the house entrance platform. And right now (at this very moment, actually), our terrace area is being paved and a narrow border around the house as well, which will probably cost another estimated €5,500. Then comes the lawn, and we’ll gradually add the rest.

We also included the equipment we really wanted. Well, it didn’t become the Tuscan tiles with a €1,000 surcharge, but seriously... you can live well without every luxury. You just have to set priorities. For my Pinterest dream house, we are not rich enough. But even in recent months, we have sat at our dining table with a view of the huge pile of topsoil in the garden (which is currently being spread) and were happy to have made it into ownership. Not everyone has the ambition to build the perfect house. In my opinion, that doesn’t make you happy either, but that’s another topic entirely.

partially devastating criticism

These are advice. Take a look:

Rate: 1300€

Rate: 1400€

My income and expense situation is such that I can afford a repayment of 1200€ per month

That’s contradictory already: you calculate with 1200, offers are higher.

So the filling of the drywall, painting and laying the floor coverings. Until now I thought that 25,000€ would be enough for that

No, unfortunately not.
What’s missing is the exact calculation: not only do these tasks take time that goes beyond a year’s vacation, but also material plus equipment.
Let’s take floor coverings for 30€/sqm, you need 45€ including adhesive and skirting boards and small parts. Tiling is in a different price range: there you can easily estimate 15,000 for average goods including a specialist for the wet rooms. But it can also be that he asks for 20,000€ if you want nice finishing edges or choose better tiles.
Your calculation simply lacks precision. It makes a difference if someone says he loves laminate or it should be something decent. It also makes a difference whether a skilled craftsman is on site or a desk person who is not used to working on a construction site for more than 3 days.

should I really plan every curtain here?

No, but small things like lamps, mailbox etc. cost money, and that money has to be available, meaning: retained. Same with the kitchen: not all banks finance kitchens.

Electrical and sanitary fixtures are included in the price.

But not everything either: what about the sanitary furniture? 170 cm tub? Mirror, washbasin...

If necessary, the surplus stays on the property for now. It’s big enough anyway...

With a shovel? So, apparently you are not a planner. If it goes the way you imagine, you will have a huge pile of earth in front of your living room window and live with it for 3 years until your parents give you something.

House ready to move in (160 m² x 2,700 EUR): 432,000 EUR

Total: 670,000 EUR

No. This is set too high for Lower Saxony!!! You can, but don’t have to, build that expensively.

You can’t just say that so generally?!

I agree with you.

Venetian blinds, ventilation system, panoramic fireplace etc. pp.

That is not planned at all?! Venetian blinds or pano-fireplace... not everyone wants that and it’s also not somewhere to be found in this Swedish house. What is the point of this remark?