Rough cost estimate BJ55 renovation

Hi everyone,

next Monday I will view a property in the Stuttgart area.

Of course, before finalizing the purchase always first with an expert, but initially alone. I had made a rough estimate back then of the renovation/repair costs:

Do you think my cost estimate is realistic or definitely not? (Some do-it-yourself work and the rest by contracted companies, architect?)

My main concern is that our budget is max about €600,000 and if we go over that, then I don't want to pursue anything further!

What I know so far:
- Only the windows on the upper floor need to be done.
- Heating, electricity, and water need to be completely new.
- Built in 1955 (The real estate agent said that because of that insulation might not be necessary, what do you think?!)
- Roof condition ok but will need to be done in the next 20 years. Might expand the dormers in this context.

It's crazy what old properties (with only 100m² living space!) are being listed for. But only location location location counts ...

There probably won't be an energy certificate and it certainly has to be created first.

Additional costs to renew the ugly terrace and invest a bit more in the beautiful garden?

Renewing the electrical system in an old building often costs more than the entire electrical system in a new building (I've just partly gone through this). In addition, electricians are currently particularly in demand (skilled worker shortage / lack of young professionals) and it seems to me this is being exploited (high prices with poor work). Better to expect more.

Even if the bathroom(s) are to be renovated, the budget could be tight (anything from to is possible).

But if you like the location / area, everything else is possible. You don’t have to do everything at once. You want to replace the oil heating with something else? Pellets, gas, or oil again? (Is that still allowed?) For gas, count the connection costs, which can alone cost several thousand depending on the area.

I had made a rough breakdown of the renovation work/repair costs back then:

That seems to me to be the same as for the 1973 Präton house. And when I look at the desired house at least outlined in its external form in , I cannot help but get the impression of an advanced desperate, to put it kindly, "excessive willingness to compromise." I've heard once that regarding wishes to the universe, one should speak clearly, i.e., at least esotericists see a causal connection between the vague formulation of what one wants and the accordingly mediocre quality of what one gets. That may sound like easy wisdom—but you should probably refrain from not only focusing on the lesser evil as the "new optimum," but also be prepared to make further sacrifices from it (and then even push those to the limit of the budget!). I do not see your "strategy," hoping that your "universal calculation 142" reminiscent of Deep Thought's answer "42" in the sum will result in a tolerable dwelling, as likely to bear fruit.

Electricity will probably become more expensive. Bathrooms anyway, especially with water [Abwasser]. Tiling the roof... Just the roof tiles? Seems implausibly little to me. Insulating between the rafters is significantly cheaper than estimated. That's what strikes me off the top of my head.

First of all, regarding the purchase price - nothing special for a good location. But it looks quite rural with similar surrounding buildings. However, you probably know better how the prices are in your area.

100 sqm of living space is probably in a 70/30 ratio between ground floor and upper floor, so a significantly larger footprint. Additionally, it has a basement.

Roof insulation: If you have a few hours, do it yourself and save 12-15,000 euros.
Roof covering: why?
External insulation: For that price, you can insulate the house to new build standard.
Internal insulation: Who does such a thing and why?
Insulating the basement ceiling: Do it yourself for half the price.
Heating including radiators: What kind of heating is to be installed? Take an air-water heat pump if you are doing everything anyway and tear out the screed / install underfloor heating. There is not much price difference. You can also remove the screed in the basement yourself.
Replacing windows: Should be enough for all windows (plastic) and the front door.
Electricity: Might be more expensive for solid work (there are plenty of electricians on relevant portals – of course with an invoice).
Doors and frames: Should cost only half for really good doors.
Bathrooms: That could be way too much or way too little...
Floor coverings: fine – but please don’t use plastic!
Kitchen: Depends on your wishes.
Others: Depends on your wishes.

My tip: Invest in an energy consultant and aim for a KfW efficiency house 85 or better. You are already doing so much for that.

100sqm living space is probably 70/30 in the ratio of ground floor to upper floor,

I see here, not least, a clear object for enthusiasts - less in the classical sense, as it is not a gem of socio-cultural architectural history, but in the sense of "top-notch source of sadness" for anyone who actually did not "want exactly this" (which I unfortunately suspect is fulfilled here). But in terms of content, yes, it will probably have the typical floor area distribution of a one-and-a-half storey house of the zero knee wall class.