Project multifamily house: Questions about costs and procedure

Hello everyone,

I am a beginner with the topic of house construction and would like to know your opinion on the following idea.

Background:

As part of an inheritance, I have the opportunity within a community of heirs in the Erlangen, Nuremberg Fürth area (Bavaria) to acquire a plot of land from my deceased aunt in an absolutely top sought-after residential area. The plot has a size of 1500 m2 with an old single-family house and is divisible. The standard land value is 570 euros per m2.

Idea:

Since I have been thinking about the idea of acquiring a home for some time and have been closely watching the prices for new residential construction, if a new building is available at all in this residential area, the m2 is estimated at about 4300 euros. All the apartments are sold. That is unbelievable.... Since I already find that very expensive to buy and could possibly acquire a building plot in THE top residential area, I thought about building a multi-family house myself, building an apartment for myself and selling or possibly renting the rest. As financial support, I would bring my father on board.

Meeting at the building authority:

I have already been to the building authority and inquired about what is allowed to be built. I could divide the plot and, according to the building regulations, could build a two-story multi-family house with a width of 13 meters and a length of 16 meters. The plot would not need to be newly developed. The attic could also be used in the gable roof. No flat roof. But that is not necessarily my intention. I could put about 2 carports and 2-3 parking spaces in front of the driveway. According to building regulations, a small playground must be built starting from 3 apartments and a bicycle shed. In the same street, a large developer solved the project this way. However, I find the attic somewhat overloaded for the residential area.

Thus, we would have a pure building area for the house of 208 m2. I was told that about 20 percent must be deducted for a multi-family house to calculate the pure living area. Thus, we have about 166 m2 per floor. Here you could theoretically accommodate a 3- or 4-room apartment and a 2-room apartment per floor, one of which should be my own.

Questions:

Is the calculation with the 20 percent deduction for the residential building correct?

How much do the costs per m2 for upscale equipment amount to for such a construction project with a basement without an elevator?

I want to try to calculate this as well as possible. You can quite well calculate the plot with the additional building costs. But I simply do not know enough about the other costs and do not want to be taken advantage of.

I have read that upscale equipment in a multi-family house costs about 1600 euros per m2. If I then pay about 600 euros per m2 for the plot with 750 m2, I am according to this calculation at about 2200 euros per m2.

What else do I have to roughly calculate additionally? Assuming that overall it is about 3000 euros pure construction costs per m3 with really all costs that are allocated per m2. Construction costs, additional construction costs, garden facilities, insurances etc. etc. etc. At a selling price of over 4000 euros, it would be worth enduring the stress.

Can someone help me with my approach here? How should I roughly calculate for such a project and how should I proceed further?

How would you proceed??? Who can give me an exact indication here? Architect, contractor?

I just do not want to pay a contractor 4300 euros per m2 currently. I would rather do a lot of work myself together with capable architects and companies if it is worth it.

Many thanks for your support!

Best regards

Matthias

Welcome... Alone you will not get far, you will need professional help. A good reference for the costs is also the cubature. Simply calculate the enclosed space. Multiply this by 400 euros/cbm. What does upscale equipment mean to you? In terms of technology? Do you want to build energy-efficiently or only invest more money in the interior finishing? The big unknown will surely be the basement. You probably know the area better. Does a residential basement even make sense? Parking spaces are usually regulated in the building codes as well, so x parking spaces per residential unit, it starts at 1 but there are also regulations with 2 per unit. So if you plan 6 units, that can become 12 parking spaces, not just 2 carports and 2-3 parking spaces.

Welcome...
You won't get far alone; you will need professional help.
A good reference for the costs is also the cubature. Simply calculate the enclosed volume. You multiply this by 400 euros/cbm.

What does upscale equipment mean for you? In terms of technology? Do you want to build energy-efficiently or only spend more money on the interior finishing?

The big unknown will surely be the basement. You probably know the area better. Does a residential basement even make sense? Parking spaces are mostly regulated in the building regulations, i.e., x parking spaces per residential unit, it starts at 1 but there are also regulations with 2 per residential unit. So if you plan 6 residential units, that can also become 12 parking spaces, so not just 2 carports and 2-3 parking spaces.

Thank you very much for your answer. What is the cubature and what is meant by the enclosed volume?

Upscale equipment means an energy-efficient house and also an upscale standard inside the house like underfloor heating, floors such as parquet or tiles, etc. So what a developer understands as upscale. Mostly here Kfwh 70 and of course parquet etc....

I consider a basement with cellar compartments to be reasonable. That is already standard in this area. If applicable, developers also integrate an extra basement room into the ground floor apartments via stairs, which is used as a utility room but officially cannot be used as living space. There must be one parking space per apartment.

In my opinion, this can only continue with an architect and a tax advisor; among other things, the commercial land trade is an issue from a tax perspective.

Good evening Matthias,

So we would have a pure building area for the house of 208 m2. I have been told that for a multi-family house you have to deduct about 20 percent to calculate the pure living value. So we then have about 166 m2 per floor.

160/floor minus hallway and only if the entire floor consists of one apartment; a few traffic routes are necessary. Roughly estimated, a maximum of 150 sqm for distribution to 2 apartments should be possible. Furthermore, one floor must be built barrier-free; preferably the ground floor.

How much does elevated equipment cost per m2 for such a construction project with a basement without an elevator approximately?

What is "elevated" in your eyes? Surely not parquet flooring or a bathroom from V & B...?

Without painting work and flooring, you can expect €1,900.00/sqm/GF and pure utility basement; for elevated equipment above the basement, as I understand it, rather €2,500.00/sqm/GF. Plus the costs of the land, outdoor facilities, and usual incidental construction costs. If an underground garage is to be installed, it will be six-figure more expensive.

How would you proceed further??? Who can give me an exact figure here? Architect, general contractor?

Architect or general contractor specialized in multi-family houses.

I simply don't want to pay a contractor 4300 euros per m2 currently.

Only death is free... and that still costs you your life, as they say in the Rhineland.

Rhenish greetings

Good evening Matthias,


160/square floor minus corridor and only if the entire floor consisted of one apartment; but you do need some traffic areas. Roughly estimated, a maximum of 150 sqm to be distributed over 2 apartments is possible. Moreover, one floor must be built barrier-free; preferably the ground floor.


What does "upscale" mean in your eyes? Surely not a parquet floor or a bathroom by V & B ...?

Without painting work and floor coverings you can expect €1,900.00/sqm/GF and pure utility basement; with upscale fittings above basement, as I understand it, rather €2,500.00/sqm/GF. Plus the cost of the land, exterior facilities and usual incidental building costs. Should an underground garage be installed; it becomes six-figure more expensive.


Architect or general contractor specializing in multi-family houses.


Nothing is free except death .... and that still costs you your life, as they say in the Rhineland.

Rhineland greetings

That is of course sobering. But then self-building is not worthwhile at all if I almost come to the same price as a contractor. I did not expect €2,500 per sqm.

By upscale fittings I mean underfloor heating, KfW 70, passive house construction, good floors and nice bathrooms or ventilation system.

But if I end up with almost the same price per sqm as with the developer, I might as well not bother putting myself through the stress.

I do not want to spend more than a cost price of about €3,200 per sqm of living space with EVERYTHING included. Where really EVERYTHING is accounted for. That means my own apartment in the house with 120 sqm still costs me a cost price of €384,000.

How then does the builder build with profit so that it pays off for him? He also cannot influence the price of the land!

Exactly such a project but with an attic and the same dimensions only with an attic as a penthouse apartment and with a gable roof as well as additional basement rooms accessible from the apartment on the ground floor has been built by a developer in the same street. These are not listed as living space and are therefore cheaper.

I do not understand how this should add up for 4 units then in this case with the mentioned framework conditions.