Property and house construction - realistic cost planning?

The property tax

Property tax or real estate transfer tax? Those are two different things

500k

House with garage turnkey: €280,000 (Realistic?)

I think that's too low! We pay €260k for 120 sqm, 1.5 stories, gable roof, with one gable, no basement, no garage. Apart from underfloor heating, we don't have anything "luxurious" inside. Keep in mind that there will be additional incidental costs, e.g. house connections, inspection shaft, some fees to authorities, etc.

To give you a feel for it, I would go to Team Massivhaus and have them make me an offer. That will be the cheapest possible.

That was 2015/2016. Not the cheapest provider in S-H. 140m2, no garage. But roller shutters, clinker bricks, central ventilation, underfloor heating, no gables, without basement, 1.5-storey gable roof:

Plot (incl. access)	128,000 €
Soil survey	850 €
Notary + fees	4,099 €
Broker	6,460 €
Infiltration calculation	303 €
Real estate transfer tax	7,020 €
Contaminated sites inquiry	0 €
Land registry	50 €
Construction water consumption	23.75 €
Construction power consumption	64.20 €
Electricity connection	1,797 €
Gas connection	2,155 €
Water connection	1,910 €
Wastewater	2,821 €
Rainwater	594 €
Building permit / drainage application	1,129 €
Communication	0 €
Telephone connection cost	0 €
Tree felling	2,300 €
Earthworks, compaction control, (removal, construction road)	2,720 €
Building drying	-
Survey package	-
No parking zone	50 €
Structural engineer	696 €
House	9,104 €
House	27,312 €
House	27,312 €
House	18,208 €
House	18,208 €
House	23,671 €
House	14,567 €
House	14,567 €
House	3,642 €
House	9,104 €
House	9,104 €
House	3,642 €
House	-
Electrical	1,910 €
Floor covering	3,035 €
Kitchen	4,713 €
Paint, wallpaper, painter, filler	2,000 €
Paving / lawn / terrace	10,809 €
Building owner consulting installment 2	300 €
Building owner consulting installment 3	0 €
Building owner consulting installment 4	0 €
Construction period interest	4,423 €
Furniture and miscellaneous	3,952 €
Total approx.	~371,000

I also build in northern Schleswig Holstein. Leave out both gables + the garage and with a bit of your own effort the project is feasible.

We are building 12 x 10.5 - ground floor 100 sqm, upper floor approx. 65 sqm (but unfinished), without gables and garage and will be roughly at 190k. About 15k has to be added on top because we got some materials like windows significantly discounted through the family, which you probably will not get.

According to our shell builder and carpenter, about 10k-15k per gable has to be added on top.

Wow, first of all thank you for the partially open but also helpful post.

When I look at the last two calculations from you, I already notice that 400k is too tight but 420-450k could work. I will call a GU next week and check for sure. Now at least I know that he will not laugh at me for the expectations . And maybe one can also save a little through certain saturday work.
Best regards, me