Property the Second - Please Assess

Hello everyone,

I would like to reach out to you again today. Because quite unexpectedly, the municipality contacted us today and offered two plots in our desired new development area, where the purchase contract did not come through after all. And since we were number 1 on the waiting list, we now have the opportunity to buy one of the two plots. We had already tried for several plots in autumn 2018, but unfortunately didn’t get a spot due to bidding and the application process. This means there is now a really concrete opportunity for the first time where we would have priority. Therefore, I would appreciate it if you could once again share your opinion with us, as you did the last two times.

I have attached a snippet of each plot here again. However, the overall situation really only becomes apparent from the entire development plan.

The price for both plots is 430 €/sqm (which is really good for the connection and location)

Plot 1

Size = 502 sqm
Building window = approx. 11.8 m x 16 m
Possible development according to Table 1



Again, regarding the garage area --> This is merely another option where a carport/garage may be built. It is also possible to place the garage/carport within the building window, but the house may not be built in the garage window. Border construction with garages is possible in any case.

The plot already has a nice size. However, there are two points that could potentially be disadvantages.

1) Although the orientation is very good on the plan, you can see the planned row of terraced houses at the front with Table 3. Here a building height of 13.5 m is permitted due to a set-back floor. The location is on a slope. This means that the row will definitely be built on a hill and is lower than the plot. How much and whether we also have a hillside here, I unfortunately don’t remember anymore. Because from memory there is a slope created by an embankment with a slope that should only affect the row of terraced houses. I am currently clarifying this. Do you think we would then be in the shadow here? Or do you see the chance for reasonably bright conditions? It will probably be difficult with the evening sun? And how it will look visually with the existing distances between the building windows is another question.

2) The entire development area lies along a railway line with S-Bahn and freight traffic. This of course has the advantage that you can reach the train within 3 minutes on foot, which in turn is 20 minutes to the city. But on the other hand, the plot is also quite close. Here the row of terraced houses would obviously also provide some shielding. To what extent this also has an effect combined with the noise protection wall I cannot assess at the moment.

Plot 2

Size = 295 sqm (definitely predestined for a semi-detached house although a detached house is also possible)
Building window = approx. 8 m x 14 m
Possible development according to Table 1
The height profile is still being clarified. I have requested a height plan.



Again, regarding the garage area --> This is merely another option where a carport/garage may be built. It is also possible to place the garage/carport within the building window, but the house may not be built in the garage window. Border construction with garages is possible in any case.

Here one is naturally somewhat more restricted in terms of options, as only a semi-detached house is really possible and the orientation is not ideal either. However, it is located higher up and therefore further away from the railway and only has similar development around it.

Best regards

Sounds to me like choosing between the devil and the deep blue sea. My thoughts on this would be:

- Both alternatives differ by a steep 88,000€ at the same price per square meter, which would already have been the deal-breaker for our financial framework

- Noise is a tricky thing: closer to the sound barrier wall might actually be quieter than further away. No joke! Especially if the further property is situated higher, it could even be louder there than on the closer property, which lies in the direct "sound shadow" of the sound barrier wall and the row of terraced houses. You have to feel that out on site.

- Regarding the sun: Calculate the shadow length for both options (there are online calculators for this) depending on the season and time of day. I’m afraid that neither property is completely optimal here.

Sounds to me like choosing between the devil and the deep blue sea. My thoughts on this would be:

- Both alternatives differ by a whopping €88,000 at the same price per square meter, which would already have been the deal-breaker for our financial framework

- Noise is a tricky thing: being closer to the sound barrier wall might actually be quieter than being further away. No joke! Especially if the more distant plot is higher up, it could even be noisier there than on the closer plot, which lies directly in the "sound shadow" of the sound barrier wall and the row of terraced houses. You need to feel that out on site.

- Regarding the sun: calculate the shadow length for both options (there are online calculators for this) depending on the time of year and time of day. I fear that neither of the two plots is entirely optimal.

I agree with you. The two plots are naturally not comparable to each other and are rather extreme opposites. However, we have offered both and have been given preference for both.

Yes, the smaller plot inherently has worse conditions than the big one below when it comes to the sun. For the big plot, I would say that at least on the southeast side there is probably no problem, and you could also build the garage on the left at the boundary within the building area. As for the evening sun and southwest, you might be out of luck. That's a nice time for sunshine, but you can't have everything. For that, you have a "sacrificial building" in terms of noise.

If I had to choose, I would take the larger plot, if only to avoid having to build a semi-detached house. How often does the train run? I can't find it on the map. How far away is it?

If I had to choose, I would take the larger plot, if only to avoid having to build a semi-detached house. How often does the train run? I can't see it on the map. How far away is it?

Unfortunately, I don't know how many freight trains run there currently. The tram usually runs every 10 minutes. In my opinion, that's not the problem either. They are only there for a very short time and are relatively quiet. I have marked the direction for you, and the indicated distance is about 100 m. Plus a noise protection wall that is unfortunately "open" because of an underpass and the row of terraced houses.

Then the townhouse in the west is practically your noise barrier - better than nothing. I think you have to go there and test it out. If a semi-detached house is an option for you, you can save so much money and invest it elsewhere. That is also worth a lot, which would speak in favor of the smaller plot.