Renovation or demolition and new construction - decision support from the architect?

Good evening dear community,

we recently bought a single-family house from the late 50s: charming 125m², partially basemented, and in an area with development according to [§ 34 Baugesetzbuch]. In addition, a large garden and everything close to our previous rental apartment. In short: location, property, and "price-performance" fit.

The second viewing was then with an architect, whom we found on short notice in the neighboring village. His conclusion: good substance, but backlog of renovation. We have a list of recommended renovation measures loosely based on "raising the house financially sensibly to the best possible energy class" with a rough cost estimate.
Furthermore, demolition and new construction (140m² without basement) were roughly calculated using the frequently cited rule of thumb of 3,500 euros per m².
Mentally, we had not yet decided: both estimates plus buffer were within our self-imposed budget framework, so we bought the house.

Now we are at the point where we want to set the course between renovation or demolition and new construction.
And especially with regard to concrete costs and also feasibility ([§ 34er]).

What would you advise us, how should we proceed most sensibly?
I thought, for example, about now planning both renovation and new construction more concretely with the architect, i.e., building floor plans, submitting a building inquiry, obtaining offers.
But I am unsure whether that is "wasted money" and whether it would be more advisable for us simply to decide on one path.

I am looking forward to your opinions, thoughts, and experiences and thank you in advance for that.

The architect has the advantage that he has seen the object. I'll put it this way. With 50 years and renovation backlog, rather demolition and new construction.

Hello,

the problem of being caught between two options and not being able to decide because so much money could be wasted.

The architect has the advantage of having seen the property. I’d say this: after 50 years and with renovation backlog, better to demolish and rebuild.

The architect has seen it, we have not.

Conclusion: good substance, but backlog of renovations. We have a list of recommended renovation measures loosely based on "raising the house financially-sensibly to the best possible energy class" with rough cost estimates.

What do the numbers say?

I personally also rely a lot on instinct. Besides the facts, namely the floor plan and possibilities, matched with one’s wishes, a big role might also be played by the effect the house has on me, the aura as well as the potential hidden in the renovation, namely individualism.

A few days ago we had a similar question about a settlement house that the OP wants to demolish.
At some point he posted two photos:

After work I quickly went to the property again since the weather was nice here today and took two photos.

(Through the quote you can get to the thread)
Afterwards, I wrote a lot, not necessarily pro-house, but about the topic of preserving the value of things that were really great back then and now have charm. And regarding his question of where the house should stand, I chose exactly that position because I saw much more potential in a backyard than just slapping a house on the edge.
Long story short: what does the house give you when you look at or enter it? What comes up for you? Is it an old but nice house? What does the idea do to you?
Can you imagine renovating and living in an old house or do you actually want the city villa with the floor plan everyone has, which you see popping up everywhere like mushrooms?
Post the floor plan, site plan, and a few photos.
There are some here who had the courage to swim against the current.

Thank you both for your answers – I have been reading in this forum for a while and had hoped that you would also comment.

At 50 years old and with renovation backlog, rather demolition and new build.

Your frank words are refreshing. Honestly, I did not expect such a clear tendency. But I also tend to approach things too intellectually (my wife then holds me back).

What do the numbers say?

All in all, the estimate for renovation was 2,500 euros per m². Of course, that is a considerable difference compared to a new build. But without small changes to the room layout or ceiling height in the upper floor (we would like to have less sloping roof there).
Plus the assessment that this could raise the energy certificate to a good B (at most).

I personally also rely a lot on gut feeling. Besides the facts, namely the floor plan and possibilities, matched with one’s wishes, the effect of the house on me, the aura, as well as the potential in the renovation, namely individualism, also play a big role.

You hit the nail on the head with us: Ideas are already bubbling in the house, my wife already envisions where we will have which room while I dreamily stand at the large window overlooking the garden – and it is also clear to both of us what a luxury a basement is nowadays.
And still questions arise like: Can we manage the insulation so that we don’t have to heat ourselves to death? (the living room is not basemented, can it even be insulated from below then)
Will the basement be the cold bridge into the house? (according to the architect, the basement exterior walls can also be excavated all around and tackled, but cost-benefit is highly questionable).

Thanks for linking the other thread, I haven’t read along in the floor plan section yet. I will read it through carefully (and check with my better half about photos + floor plan with us, whether that is okay). At first glance, it is quite similar for us.

On WDR there is a series with Ulf Hogräfer and Sabine Binkenstein that accompanies people during renovation. It really shows interesting and also beautiful (and also not so beautiful) results. I personally would prefer to renovate rather than quickly build everything new. I live in a new building and find the living climate with all the PUR stuff and insulation not so pleasant. I miss my old building from the 1950s and even my parents' house that was completed around 1900. It was really pleasant inside there, but just more difficult to heat.

You can't heat yourself to breakage and ruin in such a small house. Heating in a non-insulated state is certainly significantly more expensive than in an insulated or new state.

At 50 years and renovation backlog, rather demolition and new build.

I find that a pity. Old houses are charming in a completely different way and shape the cityscape in a (mostly) beautiful way. It would be a shame if cities were gradually torn down. Renovation backlog is actually quite practical. Then you can plan the major interventions right away and don’t have to be sad that existing things might not survive the interventions. What’s annoying is when the kitchen is modernized but the hallway is not. When everything is modernized, but not the layout. Now you can simply plan anew in a probably very nice house. I’m curious about what you are planning. Definitely report back!

How does it feel to walk around and stand in the house? There are houses where you immediately feel comfortable, even if they are not renovated, and houses where everything resists.