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

  • Erstellt am 2020-08-11 02:29:23

11ant

2020-08-11 14:44:28
  • #1
Back to topic
Take a look at the thread by :

If I understood correctly, it has already been agreed that both want to build with a basement. Although we will see whether this still applies after the neighbor’s financing discussions – the worst case is when (see the Goalkeeper thread) the house builder who starts earlier builds without a basement and the house builder who starts later builds with a basement. I also fear that I have correctly understood that you do not want to hire a joint planner. In my opinion, however, that would be the best chance to coordinate the building process as well as possible. The houses really only fit together with the same roof pitch if they also have the same "house depth," and the same front and back ends as well as the same heights. Just try searching here with "11ant" and "duplex" or "semi-detached house," I have written all of this several times in detail (and always with the conclusion: the best option is a joint planner – which by the way does not mean that the houses have to be built as identical twins).

My great concern is that I read from the one-year difference in construction start that you and the neighbors have progressed very differently – meaning that what you currently have in mind is already quite close to what you will actually do (and with the neighbors, the plans are not yet so mature and may still change). But even then, the risks can be minimized if you have a joint planner. The expected additional effort due to the more complicated technical process compared to building simultaneously has already been explained here. On the latest pages from , you can read about a particular nightmare: the neighbor who starts building later wants to lift loads with his crane over the already standing neighboring houses.
 

SteLa33

2020-08-12 12:15:22
  • #2
We had exactly the same situation as you.

Our construction company said we would save €500 on site setup if we build together.
And the earthwork contractor said it would save about €1,000 if the pit is dug together for both.
That was too little savings for us to wait 1 year.
There is probably more savings potential overall, but that doesn’t help if the construction company doesn’t pass on the savings.
For your neighbors, the situation can look completely different. Building second won’t be cheaper...

I can’t imagine your financing will work.
Cutting Kfw won’t bring much with an €18k repayment subsidy.
Friends paid for a 150WF:
€400k house with basement
€45k incidental costs, mainly earthworks + connections
€10k carport
€35k outdoor facilities
€10k kitchen
= €500k

And there’s nothing luxurious about it anywhere...
The building location was Günzburg in Bavaria, so probably roughly comparable.

So either increase financing, skip the basement, build smaller, or do a lot yourself.
 

erazorlll

2020-08-12 14:30:55
  • #3
Can only confirm that, it won't work with the budget at that size and with that equipment. We initially also hoped to come out cheaper, but that quickly fell apart.

The 2,200€/m² is really the minimum you have to set, especially in Bavaria. But that's the standard equipment, and every luxury costs extra. Then you have to ask yourself questions like: do you really want to crank all the windows up and down by hand every day for the next few years, or wouldn't it be better to have them electric? For a good middle ground, I would rather spend between 2,300-2,400€/m². If it turns out cheaper later, it's always better than the other way around.

Also keep in mind that some unforeseen items will still come up. They are not large per item, but they add up. For example, if the floor class is higher than assumed = additional costs. Or if you have a toilet in the basement, you might need an electric backflow flap = approx. 3,000 - 4,000 euros. Does your development plan require a cistern? = several thousand euros extra cost. Etc.

The calculation by looks pretty good.
I would budget a bit more for the house including the basement. I see the outdoor facilities as minimally lower if one sticks to the necessary work given the plot size, but I would add a bit for the kitchen. Especially in a new build, you want to treat yourself a bit. So overall roughly balanced.

If you want to plan realistically:
160m² x 2,300€/m² = 368,000 euros house
60,000 euros basement
45,000 euros incidental costs
25,000 euros outdoor facilities
15,000 euros kitchen
10,000 euros carport (I can't assess this, I just took it over once)

+ approx. 100,000 euros for the plot including incidental costs

= 623,000 euros including plot

It might possibly be optimized downwards over time and with frugality, but it is definitely far from the 460,000 euros.

The surcharge from a "normal" house to KFW 55 was about 14,000 euros for us. From the KFW you currently get an 18,000 euro repayment bonus, so the surcharge is already worth it for that reason alone. Further advantages due to energy savings are not even considered yet.
 

ypg

2020-08-12 21:30:59
  • #4


Everything is the same as a single-family house. Refer here to the numbers for the single-family house.

And who plans the coordination?

I would allocate more money for an architect. Good work has its price. I would also not exclude a general contractor. But I would advise that you agree: same architect/GC, same coordinator.
Not worth mentioning, but more worrisome.
 

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