realistic construction costs for a semi-detached house (different construction start)

Hello everyone,

My wife and I came to Germany from Vietnam 10 years ago because of our studies. Since then, we have always dreamed of having a dream house in Germany.

Recently, we reserved a plot of about 320 sqm (site coverage ratio 0.35 = about 112 sqm) according to the development plan at our municipality. On the plot, only one semi-detached house is allowed to be built. We met the neighbor of the other semi-detached house personally today. Basically, we agreed on some points, for example, a gable roof, with a basement, a normal semi-detached house design, and KFW55 standard.

However, my family would like to start building our semi-detached house already in 2021. But the neighbor will only start building their semi-detached house from 2022.

1) My first question is whether it is problematic during the construction of semi-detached houses, for example building the roof, if the construction starts at different times.

Before we decide on the plot, we would like to inquire about your experiences regarding realistic construction costs for a semi-detached house.

The price of the plot is 230 EUR/sqm (total 73,600 EUR) and according to the municipal building authority, possible development fees of 65 EUR/sqm (total 20,800 EUR) will be charged.

We also plan the living area (ground floor, upper floor) to be about 160 sqm.

In the basement there should only be a technical room, laundry room, and storage room. Initially, we will only build a carport.

According to the first rough financial planning, we expect 460,000 EUR (equity financing: 60,000 EUR and external financing 400,000 EUR).

2) Could you please share your experiences about possible construction costs for the project? Can our financial plan cover the construction costs?

We live in Upper Bavaria, district of Eichstätt.

Thank you very much,

Best regards

Good morning,

building a semi-detached house in separate years takes away many advantages from you.
For example, a shared shell construction is cheaper (crane etc. only once).

You will have additional costs because the second one builds the basement later.

Due to construction reasons, you will have a stressful year 2021... and will only be annoyed by the neighbor in 2022.

Regarding the overall situation:
Over 100,000 euros for the plot including incidental costs
60,000 € for the basement
160m2 × 2,200 € = 352,000 €

That sums up to already over 500,000 €. And that is without kitchen, secondary construction costs, and outdoor facilities....

Unfortunately, this probably won’t work.
Not in this size.
Not in [Bayern].

Good morning Osnabruecke,

There will be extra costs for you because the second one will build the basement later.

Should we already prepare the foundation wall at this point? Because the neighbor will build his semi-detached house with a basement later.

You will have a stressful year 2021 due to construction... and in 2022 you will just be annoyed by the neighbor.

Unfortunately, that is true

Regarding the overall situation:
Over 100,000 euros for the plot including incidental costs

Even if the plot only costs 74,000 EUR and the development costs are 23,000 EUR, don't we need to save not much at this point according to your calculation and even calculate additionally?

We plan to commission the architectural work with an acquaintance. Creating the floor plan and house drawing will cost no more than 1,500 €.

What do you think if we forgo the KfW 55 energy-efficient systems and construction measures? From your point of view, can we still save a lot this way?

Good morning Osnabruecke, Should we already prepare the foundation wall at that point? Because the neighbor will build his semi-detached house with a basement later. Unfortunately, that is true. Even if the plot only costs 74,000 EUR and the development costs are 23,000 EUR, as in your calculation, we don’t have to save much at that point and even have to calculate additionally? We plan to commission the architectural work with an acquaintance. Creating the floor plan and house drawing will cost no more than 1,500 €. What do you think if we forgo the KfW 55 energy-efficient systems and construction measures? From your point of view, can quite a bit still be saved that way?

Not much can be saved. 2,200 € / sqm is already almost just standard without big leaps. The question would still be what income you have? Perhaps you could increase your budget?

Thank you very much for the quick feedback.

Unfortunately, we can no longer increase our equity and can only inquire about increasing the debt capital.

At first, we had high hopes due to the favorable land price.

I still have a question: what technical challenges and problems arise when the neighbor later starts building their semi-detached house?

What construction measures should we carry out to secure our semi-detached house before their later construction begins (foundation wall and co.)?

Does the different construction start of the two parties lead to significant construction costs?

You haven't taken the real estate transfer tax on the property into account yet, have you? + Notary, etc.

There is a topic pinned above regarding ancillary costs. Be sure to read and calculate with a pencil.