Settlement house 1954 - complete renovation possible?

The house is worth modernizing. The total costs will certainly be able to compete with new construction costs... 400000 is ridiculous

Sounds great! Don’t overextend yourselves with the self-performed work. Financially, there is more room if necessary. What about the electrical work?

P.s. I love these settlement houses with their charm

Thanks, I’m really nervous about all the work ahead. Managing that after work and spending time with the little one is practically impossible. I trust myself a lot with the installation of the electrical wiring. A professional has to inspect it afterwards – there is already one in our circle of acquaintances here. Another bonus: He even has scaffolding that’s more than enough for the entire house. We could borrow it as long as needed. Regarding the charm: That factor definitely counts for us too. What can be preserved should remain. The garden with the trees is great as well.

Trying to manage that after work and spend time with the little one is basically impossible.

Life has to be shifted a bit: dinner on the construction site. Small fun tasks included. Integrate the construction site into life instead of attaching it as a necessary evil.
The months should shape you and earn a great reason for being in the photo album, otherwise it leads to frustration and stress.
Exciting! Exciting!
Start a thread here filled with photos. The questions will be answered, but it should also provide the occasional boost of motivation.

The lovability of your property does not make it any bit bigger, younger, or more favorably designed. I'll start at the bottom: the basement is apparently mixed, made of concrete and masonry. The equipment room is not suitable for conversion into a garage; for a parking space proof, it would be too short. In the rear (!) area, I see a pit – if this is still the current state of sewage disposal, I add another layer of skepticism. On the ground floor, I could imagine the central wall being load-bearing (for the beam ceiling) despite its thickness; I suspect the other interior walls are made of gypsum boards. The one to the children's room can probably be removed. In the attic, even the central wall is likely not load-bearing, and the timberwork makes me doubt whether it could carry insulation (of the dormers and on the rafters) up to today's standards. The roof overhang is only 20 cm on the gable side and would be practically used up by external thermal insulation composite system (ETICS). Honestly: economically, I would rate the shell as "enthusiast value plus zero" – and that with a floor plan redesign potential that is practically nonexistent. If you do not answer the crucial question "do we want to embrace this house like an old dog in the hearts of our family" with a wholehearted "yes" without hesitation, then look for another property.

From the construction year point of view, your twin is with his 1954 (however, double-layer masonry and without a basement) terraced house from 1954 – also started with the wish horizon to energetically boost it just a bit further into the future than necessary.

Aside from the construction year (1962), I see the house from as more similar than the aforementioned project. And you would be fully on par – if you take my skepticism about the economic value of the almost used shell as a measure – with and his project .

is already advanced in converting a house from 1959 – using his project as an example, you will be able to see well that a successful reasonable modernization involves not wanting to fly too far with the time machine: not Kfw55 GTI 16V turbo – but the Resopal kitchen can stay, for example.

I myself have already completely renovated two houses. At first glance, I don't see any major problems with your calculation. You will still need a buffer, though. My first house wore me out DAILY. No matter what I did, there was always some kind of problem. The second one, on the other hand, was kind to me and had no nasty surprises.

Regarding the measures themselves: are there radiators in the basement? I would try to separate the basement. Then you would have a better chance of achieving KFW 55. Whether that is really worth it, I doubt.

Otherwise, the biggest catch is time. Think carefully about planning with plenty of extra time. I completed my second project in 11 weeks from handover to moving in. After that, I was absolutely exhausted. However, I only managed that because I had vacation and a suitable work schedule during that period. AND because I found craftsmen who had the time and motivation.

Otherwise, something unexpected can always come up. For the bathroom, you have to consider the plastering work. I wanted a new cement plaster. Well, now try to find someone who 1. comes out for a single room and 2. can really do it by hand. He came back three times to fix it because we chose a large tile. Those are small, nasty points you don't think about.

Just be aware that it will be mentally and physically exhausting.

Overall, I still see it as somewhat profitable. If you subtract the purchase and demolition costs from the tight total volume of around €400k, roughly €310,000 would remain for rebuilding once. Including the basement. To what extent the garden would be affected remains to be seen.

If you are satisfied with the floor plan and like the location, I would take on the project. If you are not in a hurry to buy, you can still negotiate.

You should be aware that your "energetic measures" will no longer pay off in life. The roof and facade still look great in the pictures. I would update the windows and look for the most economically sensible solution for the heating + possibly photovoltaics. If the roof is completely uninsulated, I would only insulate it from the inside.

The house seems to be quite cheap for now, I see no reason to waste the money elsewhere.

but the Resopal kitchen can stay, for example.

Hello? That’s absolutely amazing!
I even just found a matching showcase in the basement of a customer – it’s free, my wife is over the moon.

Interior construction has some strange items. 8000 for the breakthrough is 7000 too much.
Glass doors? To the garden. Terrace doors? Don’t those count as windows?

Energetically:

KfW55 could work, but I don’t find it desirable here. The effort is simply very high for little to no added value compared to the energy saving ordinance standard.

My opinion:
The roof left as it is looks great. Full rafter insulation from the inside costs 25€/m2, so only 10% at 90% heat savings and compliant with the energy saving ordinance.

How does a 110m2 settlement house have 200m2 of wall? I only see a maximum of 100m2
(9x9m = 36 m perimeter * 2.6h = 100 m2
Gable still 4.5*4 = 18m2 and about 30-40m2 to subtract for windows.)
Insulation makes absolute sense with 24cm double brick row! 12cm is the energy saving ordinance, KfW55 rather 20cm.

How do you fit 26 windows + two "glass doors" here? Then there’s basically no wall left. Calculate 500€/m2 for plastic windows. The 18000 should therefore be enough for 36m2.

Brine heat pump... only needed with KfW at 110m2 living space. Otherwise it’s just ridiculously expensive. If gas is possible, then gas and invest the remaining 15k in 8kwp photovoltaics on the roof or spend less. Otherwise, pellets + solar thermal gain substantial BAFA funding (without KfW).

You can do a lot with a house like this. But you also get 80% of the result for 25% of the cost.