Semi-detached house, upscale fittings: Are the additional costs correct?

phew hot stuff. My advice ... if you are really interested in the property and the object, get an independent expert who checks all statements, the property, and the offer. The statements don’t seem particularly reliable to me. The price indications are sometimes 50% overpriced. Don’t rush anything!!! The costs for a "bad" property can explode. Even with a soil report, there is no 100% guarantee that no additional costs will arise. Much only becomes clear once the earthworks have begun. Talk to the building authority, the local earthworker, the neighbors, a local structural engineer, and a local architect and find out what’s really going on. Good luck The final price will probably be between 350,000 EUR and 400,000 EUR. One more thing on the topic of Kfw55, controlled residential ventilation, etc.. Think carefully about whether it’s really worth it! Economically speaking, it probably hardly makes sense!! Kfw 70 alone certainly demands additional costs that should be examined closely. To understand all this, you need a lot of patience and the right experts (not consultants or salespeople!)

So, here I am again =)

So on Friday we had our conversation with the architect for about 2 hours.
I will now write down all the questions and answers we discussed:

Could you please provide us with the exact cost breakdown again? So house + incidental construction costs + extras like underfloor heating....?
I will receive the offer at the beginning of next week.
In advance, he calculated an offer where we are at about €359,000 total, including all incidental construction costs like excavation, water, electricity, storage, underfloor heating with air-water heat pump, garage, etc.
So for us, only the real estate transfer tax on the land would be incurred (if it only works with the land) and then also flooring and painting work.
Electric shutters would cost us about €310 per window + €140 if we want them with a timer switch.
Through a colleague, however, I could get the switches and the motor for less than half the price.

Is the first cost item for excavation with house connections etc. also including rainwater drainage?
What about transport + landfill fees for the soil? Are these included as well?
Yes, everything is included. We do not need transport + landfill fees because it can be stored on the property.
Topsoil has already been removed when they built the other semi-detached house.

High-quality fittings?
Not everything is high-end, he admits. But still it is high quality because of solid walls, solid interior walls, solid roof, solid wood something doors with stainless steel handles, number of sockets and German brand manufacturers also in the sanitation and more (I forgot some).

Is it an air heat pump or an air-water heat pump?
Air-water heat pump with a container measuring 80*80*180cm.

What about KFW 70?
Yes, for the building shell, no for the technology, but since we want underfloor heating with an air-water heat pump, we would achieve KFW 70.

How high is the height difference between the floor slab of the house/cellar and the stream?
From the culvert, i.e. at the beginning of the property, about 14cm to the top edge of the floor slab, at the end of the property, since the creek bends downwards, it is 2.40m to the floor slab.
The distance from the creek to the house is 5m at the closest point.
However, the cellar is waterproof. He said he could put the cellar in water and nothing would happen.

If the forest floor is not "absorbent," the water from there must also flow somewhere. What does the soil of the forest/slope look like?
So the soil on the property is "non-cohesive rocky gravel," the forest soil would be a humus layer.

Can you tell us the exact number of sockets, TV connections, etc. on Friday?
We will get the construction performance description with the offer.
He only said that if we want 2-3 more sockets here and there, we would have to arrange that with the craftsmen.
Is this normal? So that you arrange it with the craftsmen??

What equipment series are there?
Name forgotten, but it will be included in the offer.

Soil report - Is there seepage water/layer water or pressing water on this property? Is there a water vein below the property?
Seepage water, yes, possibly. But it does not matter because it is built waterproof.
Water vein... "do you want to search for it with a dowsing rod? Or can't you sleep then?" something like that was his comment =)

Why is the price of the property so much below the official land value of the municipality ***?
Because he negotiated very hard with the owner and she actually wanted much more. He then negotiated with the arguments that a new development area will be built below, he wants to immediately design this property, etc.
Currently the price is €65,000; he hopes and thinks he can push it down to €60,000.

What additional foundation costs must we expect?
None, everything that does not fit or would cost more is his problem.

What U-value do the glasses to be installed including frame have?
One, he said one.

Is the staircase from the balcony to the garden included in the purchase price?
No, just like the paving in front of the house, i.e. the "front garden."

Do houses made of Ytong, hollow brick, Poroton stone need additional insulation from ETICS?
Brief explanation, without ETICS the masonry would have 4-5% air exchange, with ETICS 3%.
Furthermore, it is mandatory to insulate.

I also found a nice report from an independent energy institution. It also says that the masonry cannot really breathe.
It can breathe just as well as we can if we hold our nose and mouth shut and want to breathe through our skin.

How long does the construction period take?
The 16 weeks was without cellar.
So with cellar about 20 weeks.
With dry screed about 22-24 weeks. Better 24, then he does not have to make so much stress on site.

He will also be on the site every day and control.

And I also think he is quite serious. At least, if I had had trouble with him and he had fooled me, I would not greet him or talk to him about what animals have already been seen in the garden (The neighbor, 1st semi-detached house, actually came home during the property inspection).

Regards Sven

I am bringing the topic back to life since the questions have not yet been clarified and at the same time taking the opportunity to attach our offer and the [Bauleistungsbeschreibung].

Hello Sven,

[...] And I also believe that he is quite serious ...

Then you should do whatever you want; you are – as I read it – not receptive to the users' arguments here anyway.

I am reviving the topic again, since the questions have not yet been clarified and at the same time taking the opportunity to attach our offer and the construction service description

I hope you don’t now believe that a user will take the time to evaluate the attachments or maybe that I will?

Rhenish greetings

How do you come to the conclusion that I am not open to arguments???

You ask questions, I try to answer them as much as possible and that is why I also attached the construction service description, because all the questions are answered there!

Furthermore, I have observed the forum several times and strangely, nothing is ever serious with you. If it were up to the forum, no one here could afford a house!
But you all have houses yourselves, although surely someone told you, better not, you won't make it!

Furthermore, I have observed the forum several times and strangely, there is never anything serious with you guys.

Sorry, what is that supposed to mean now?

Do you want constructive criticism, which can also sometimes be uncomfortable, or are you looking for someone who will just tell you what you want to hear?

Then you are in the wrong place here...