Single-family house, 1.5 stories, 155 sqm

When I read this here. .

Shower bath and stairs (if possible also guest room) should not be accessible through the dirty area in front of the front door

Then I ask if you have ever understood in all the standard floor plan variants on the internet why this is done one way or the other.
It is after all the hallway that you enter first and it connects the most important functional areas. The staircase is centrally located to create privacy. The guest toilet is at the front entrance, to quickly get rid of urgent needs or wash your hands quickly. All of this is also advantageous during gardening. Where the guest room is located has to be found. Anyone who wants it differently would have to add 50 sqm to the 155 sqm and opt for an architect-designed house.

I’m not a fan of the staircase in the entrance area either. But it simply has its justification for cost-reduced construction. The statics in a gable roof house with the gable and roof beam arrangement dictate quite a bit. Any other arrangement would need to be recalculated and might involve additional follow-up costs for static reasons.

The knotted idea that it absolutely has to be done as others advocate or even propagate on social media is nonsense. Yes, even here in the forum there are approaches that are focused, I don’t exclude myself either, but as a basis you should first take a good look at the plot, budget, and possibilities before trying to reinvent the world.
What is not so ideal, you should not try desperately to make the square fit into the round, but instead try to also imagine advantages of what exists or what is new or different.

What do those with a terraced house facing north do? They make sure that the kitchen window at the front is somewhat larger and place two Adirondack chairs in the front garden. Otherwise, they are probably happier on their north-facing terrace during the day with the temperatures we have in summer.

Initial thought: There is a sufficiently large hillside plot facing north; for photovoltaics, the gable direction is basically set.
You accept that the children's rooms don’t get south-facing rooms, but they get the west side.

Probably decentralized ventilation for cost reasons.

For those for whom controlled residential ventilation hurts, i.e. the costs, they should also think about cost optimization in other things.
With a sentence like

. . no shadow areas caused by the garage . .

I don’t understand the thoughts: a garage is not a high-rise building, nor does the sun constantly stand in the same direction. So there won’t be any shadow areas, and if there are, they can be used, e.g., trash is better stored in the shade. The children may also not want to clean their bikes in the blazing sun.

The priority is clearly cost optimization of the driveway. I dare to say: a double garage is not cheap. Anyone who has to calculate should be okay with a carport.

If some feasible wishes are now incorporated, the house is almost planned.

We were at three construction companies, partly received good plans (but too big) and partly standard drafts that did not fit at all.

With the optimized draft we want to approach construction companies and inquire with them.

Yes, without signature and contract they rarely calculate individual houses either. They have their factor per sqm. Added to that is the style, i.e., the facade height and the type of roof (these differ in price and feasibility). Possibly they check if the number of windows is manageable or if there are some factors on the wish list that drive the price up (e.g., an individual and thus expensive staircase. . , clinker brick, panoramic windows, etc.)


If it’s about cost optimization, then look for a solid builder or general contractor, take a suitable and solid standard draft from them and adapt it, possibly with length/shortening, possibly with a mirror of the house or rotation of one half or a plan square, adapt some other things, set an affordable highlight (e.g., a bay window, large window, built-in closet or whatever) and be happy with a reasonably built house.

Do you have some concrete points why the house might not be feasible?

I think that the staircase alone will significantly change the rest, maybe I expressed that a bit imprecisely.

How much budget should be planned for a controlled residential ventilation system? We had an estimate of €22,500 from one of the construction contractors, is that realistic?

Our central controlled residential ventilation system cost about €10,000 in 2021, but in a rather more affordable area, €25,000 seems way too much to me. I think there are people here with more current numbers. Technically, I wouldn’t get into details at your place right now, but simply decide that such a system will be installed. These details can be clarified later or you can gather experience here.

To save costs, we would initially only build the foundation and build the garage later either by ourselves, e.g. as a timber frame. How we would solve the garage roof is still up in the air. Or wait for a promotional garage. A carport would only be an option if it really doesn’t work out because we have harsh winters due to the 800 m above sea level and want to avoid scraping ice.

A foundation also costs a considerable amount of money; you can have a carport built with inexpensive point foundations. We put one sized 6x9 attached to the house, and I was surprised how little foundation they needed, then clad it ourselves with wood, flat roof with appropriate foil. That’s exactly how our terrace roof was done, simple but functional and nice. That saves a lot of money. It can be drafty and wintry on the Alb or in the Black Forest, I know that myself from there. Still, I would ask myself whether I’d rather scrape ice a few times in winter or have to ventilate my house manually several times daily for life to prevent mold. Our electric cars already have parking heaters and even with combustion engines you can solve that cheaply in different ways with an outlet in the carport. Spending so much money on that and then skimping elsewhere wouldn’t occur to me. You’re consciously building in that area, so you live with the respective circumstances and advantages and just scrape ice sometimes or buy some cheap solution for the car. That would be an extremely expensive ice scraping prevention decision. I would even skip the carport and rather install a controlled residential ventilation system. Inside it must be maximally nice for me, then the other stuff.

By the way, we also received a cost estimate from a construction company for 163 m² for €540,000 including ancillary costs (fixed price). This construction company has already built about 15 houses in this building area, so hopefully can estimate quite well.

There are many threads here with detailed lists of ancillary costs and especially those that are nowhere stated yet still end up as bills in your mailbox. I have just read about this somewhere here again in the last 2-3 weeks. Also, it is important what exactly is included in the fixed price and what you will add. Understandably, the company wants to win you as a customer and not scare you off.

This construction company has already built about 15 houses in this building area

That is a good thing, then you can see what they do and maybe also get some interesting info from the surroundings. Maybe you’ll post one of the general contractor’s floor plans that you basically like, and that one can perhaps be adjusted as wrote.

It is simply the hallway that you enter first and that connects the most important functional areas. The staircase is centrally located to create privacy. The guest toilet is at the front near the entrance to relieve urgent needs or to quickly wash hands.

I basically understand that – but currently in our apartment, the dirty area is centrally located, and especially now in winter everything is just dirty. Since the downstairs toilet will primarily be used, I want to avoid exactly that. The other rooms are far less relevant for this issue and could also be accessible via the dirty area.

A garage is not a high-rise building, nor does the sun stand constantly in the same direction.

In this regard, I have to agree with you and will take that into consideration. Then, as you said, the trash bins could also be placed in the shade. Whether it will be a garage or carport can still be decided over time.
One more question regarding this: what width do you recommend for garages and carports for two vehicles?

Yes, without a signature and contract they rarely calculate individual houses. They have their factor per sqm.

This construction company actually made a relatively concrete estimate for this house; I could also call those who have built with them to find out how many additional bills might come later. The others proceeded as you described. Of course, it’s clear that there is some tolerance involved.
With the estimate of 540 thousand for 163 sqm, I hoped to come in somewhat smaller within the budget, especially if you include own work. But here we have homework with the bank to clarify the exact budget; so far, it has all been very rough.

Back to the staircase – what exactly is the technical problem with the staircase? I would like to understand that. Just out of interest – would it be possible if the entire staircase was shifted by one to one and a half steps further into the bay window, thus enlarging the bay window and improving the "head clearance"? Or are there other fundamental difficulties that I am overlooking?

then self-clad with wood flat roof with corresponding membrane. Our patio roof was done the same way, simple but functional and stylish.

Thanks for your input. Would you send me a picture of your carport so I can visualize it?
I agree with your prioritization – controlled residential ventilation before carport and certainly before garage.

Maybe you could post one of the general contractor’s floor plans that could basically appeal to you, and this one could perhaps be adapted as @ypg described.

I’m reluctant to publish this particular draft because this construction method is not very common. From my experience, enthusiasm for tracing by a layperson in this forum is limited because we don’t know what really matters.
I will post the other draft, which we didn’t like as much, here tomorrow; maybe it has more potential than what we have seen in it so far.

Again about the stairs - what exactly is the technical problem with the stairs? I would like to understand that. Just out of interest - would it work if you moved the entire staircase by one to one and a half steps further into the bay window, thus enlarging the bay window and improving the "headroom"? Or are there other fundamental difficulties that I am overlooking?

You need an elevation section for the assessment, since you are planning a kind of lean-to roof for the bay window.
Besides, I find the problem with the stairs is that the access path disturbs the living space. Also, in the upper floor it leads to the awkward corner and to the long wide hallway, which you currently want to close off at the end with cabinets under the slant.

Here again the question: what width do you recommend for garages and carports for two vehicles?

The simple answer first: it depends. The standard external dimension of a single garage is 3 meters. Double is 6 meters. If you want shelves on the side, it has to be wider. If you have a convertible with wide doors, you also need it wider. If someone in your household is not good at parking, if you want to get out with large luggage from the back seat, or need more space, then it simply requires more. Others can manage with less because they drive small cars or are careful when parking. If you want to store your trash there, you need walking space. Etc. A carport is easier since the door and the action radius are not limited.

This construction company actually made a relatively concrete estimate for this house,

Yes, I can actually do that too!

Received cost estimate for 163 sqm for 540,000 € including ancillary costs (fixed price).

3000 €/sqm at 163 sqm brings us to 489,000 €. 50,000 € flat rate for ancillary building costs, so you end up with 540,000 €. Period. The cost estimate is not an individual offer. Both are turnkey based with a fixed price guarantee. The contract adheres to the scope of construction services. The scope of construction services always holds surprises when the builder relies on fixed price and turnkey. Earthworks, special equipment, even painting services are usually excluded. This is called "provided by the builder," and please find this out yourself by searching here. Although the 50,000 € for ancillary costs is already a very confident estimate.

With the estimate of 540,000 for 163 sqm, I was hoping to come in under budget somewhat smaller, especially if you include own work. But here we have homework with the bank to clarify the exact budget; so far it was all very rough.

Own work also costs. Either it means leisure time, longer rental, double burden, but also material or "taking care yourself of who does it." The "who" also costs money.

but we currently have it in our apartment so that the dirty area is centrally located, and especially now in winter everything is just dirty.

Yes, of course. Winter is uncomfortable. Everyone’s jackets are wet, damp... The shoes are dirty. You just have to clean more often. Put something outside the door for the shoes. Train the children, train yourself. That’s just how it is. You will have the same problem with the terrace in summer. And there are certainly 20 more examples why the freezer should not be next to the living area, the kitchen not open to the TV area, the bedroom not next to the toilet, the front door not in front of the garage, the WC not without a window, the dining table not close to the staircase entrance, the kids’ room not close to the staircase opening, etc. The bigger the house, the less these sensitivities matter because you can plan accordingly. As already said: build bigger and then you can plan a bigger hallway. Honestly? I had a 1.30-meter-wide, i.e., narrow hallway in the terraced house and never want it again. Here the hallway stretches all the way to the bottom of the stairs, which is really not a nice sight. Open stair steps look nice from the front, not from underneath. Also, a lot of dust falls through there due to constant movement. Honestly? Before I allow movement to be felt behind me on the couch, where I want to relax, above my head, I plan differently. The same problem with not being able to just be myself in the evening on the sofa because the teenager with friend or girlfriend might pass by my diffuser and me. No, I want privacy and no people stepping onto my couch. I did not specifically address the floor plan earlier because I find it visually, spatially bad. The trapped bathroom is not necessary, the hallway is very narrow, and the effect of the hallway is strengthened by the partition wall at the kitchen island and the focus on the underside of the stairs. This will also limit the dining area, as the height there is restricted. That it fits there in terms of layout (head clearance upstairs), I can imagine with a knee wall of 130+ cm.

. .
Besides, I find the problem with the stairs is that the access path disturbs the living space. It also leads upstairs to the ugly corner and to the long wide hallway, which you currently want to close off at the end with cupboards under the slope.

Yes, forgot to mention: this long hallway, which is a space hog, is visually ruined even more with some shelves that narrow it. I find it really messed up both visually and in terms of planning.