Single-family house 2 floors without basement - floor plan - costs - feasibility?

Hello The Builders 2014,

Ok, I see that. Whether the item there is enough, I don’t know. But at least it sounds more plausible.

As for the planning: I fully understand you. We also spent a lot of time beforehand figuring out what we want and what we don’t. Only with the already very concrete floor plan do I feel that you are going too much into detail where simply some basics are still missing. Many then simply also make the mistake of sticking too much to what they have put down on paper (or on the PC) and not wanting to allow new and perhaps better ideas anymore.

I think you can’t go too much into detail in order not to forget really important things. Leaving out details is always possible and now they are already in. I am always open to better ideas and am not resistant to advice. I just kept going through the current living situation repeatedly and criticized a lot here. What you have on paper can’t just be forgotten so easily anymore. An example: You want a compost heap and don’t account for a brown bin. Then you can’t adapt the compost heap to the location and a space for 2 trash bins suddenly isn’t there anymore. I’d rather plan for 2 trash bins, well ventilated in the garage and inaccessible to animals and if only 1 is used I’m happy about the remaining space. A garage for 2 cars. Who needs that when old? But maybe the children or the next owners or whoever will be happy about it and who even needs a car at all. And changing the design or doing something totally new can’t take as long as the first design anymore. Now many parts are already there.

Thanks so far.

I think 15,000 is too little. However, I’m a bit unsure about what it really costs. We built with a basement, so the costs are not comparable. Maybe someone else can add something on that. Excavation work also always depends on the soil conditions. With difficult soil conditions, quite a hefty surcharge can arise.

Regarding the other points:
I already wrote above what the surveyor cost us. Generally, one should probably plan around 1,500. It’s best to look at Epis Nebenkostenliste, the prices are quite realistic.
The building permit depends on the federal state and the size/volume of the house. For us, the costs for the building permit and "Stadtkosten" were about 800 in total. If you plan around a thousand, I think you’re pretty well covered.
The soil report and heating load calculation also cost us about a thousand in total.

Hello,

The bathroom should have an infrared cabin.

What is meant by that?

One can waste a lot of time on the floor plan, but I think it’s worth it.

Planned specifically for the plot, or its conditions: yes. Otherwise rather not; I see it rather as a hindrance, because I have experienced how obstructive a room layout once firmly cemented in the mind can be.

A pellet stove should also be included in the living area with a water connection.
I have integrated this right away as a load-bearing wall in the living area, as I see the greatest challenge with the statics of the ceiling joists here. The wall can also be concreted, as an interior wall and possibly also a steel beam from the wall to the outside.

And where is the pellet storage supposed to go? How is the delivery of the pellets planned?

However, the exhibitors at the trade fairs kept encouraging me that construction prices will return to a normal level.

Then they surely believe in miracles; I do not

It will not be an inexpensive construction project, that much is certain; even less so in Bavaria than further north.

Single-family house with about 200 sqm living space:

as a KfW 70 efficiency house including foundation slab and medium standard - about EUR 330K
Masonry garage including side access via a metal staircase and design as a walkable balcony in the smaller annex: about EUR 35-40K
Pellet heating about EUR 21K (pellet boiler, pellet storage and discharge system as well as installation)
Chimney flue from ground floor: EUR 4.5K
Decentralized ventilation with heat recovery: EUR 5.8K
Additional construction costs: EUR 35-40K
Painting work in extras and fittings: EUR 10K
Floor coverings in extras and fittings: EUR 10K
Outdoor facilities in extras and fittings: EUR 10K
Reserve for extras: EUR 10K

All in estimated: EUR 481.3K including architecture/statics and execution plans, but without land or other extras such as water-carrying fireplace, electric blinds, photovoltaics, kitchen, small items, etc.

The cost breakdown of construction costs is not really useful for you in my view, since shell builders/general contractors/trade contractors set different prices – and do not disclose their calculations; if you want to award through architects, prices only become concrete with receipt of the tender documents. By the way, in the latter choice, costs for architecture/statics and execution planning are set far too low.

As already correctly mentioned, your design is a nice pastime (without going into the room layout itself); nothing more. Because it is by no means certain that you are allowed to build such a high knee wall, or the actual floor area on every offered plot. Every city/municipality has its own ideas about the building envelope, development plan and textual specifications; sometimes there is even a design statute that stands above the development plan

Rhenish regards

Unfortunately, I can hardly see anything because of tile coverings and wood in all variations. Please upload the floor plan in black and white again.

Regarding pre-planning: I have spent 30 years of my life tracing apartments (in the early days as a child), later creating dream houses with a program. For plots, I took building gaps that truly existed, but unfortunately were never for sale. Initially, these were houses in the finca style, later Bauhaus style. Now I happily live in our new house, which corresponds to none of these: 1. costs, 2. zoning plan, and 3. in real time, you think differently after all.

Hello construction expert,

thank you for the detailed response.

Regarding the pellet heating. It is not a heater but a stove in the living area with a 60kg tank. This is filled with bagged goods (15kg). Delivery is made via pallets which are stacked in the garage.

Here you can exclude the pellet heating again.

Chimney draft from the ground floor: TEUR 4.5. I have repeatedly been quoted around 2700-2800€ at the fairs. I am calculating with 3000€ to be on the safe side.

If I now calculate the extra % of the chimney on all other items, I come well under 400,000€ for the house.

But it is still too much. Either we will make it smaller or do it completely differently.

Hopefully the plot will work out soon so that we can make some inquiries with the construction companies.

The heating itself will either be a gas heating system supported by the pellet stove or a heat pump with baskets, depending on the location of the plot.

What is the deal with the infrared cabin? The cabin already exists and should be placed in the bathroom so that after the infrared session one can shower by the shortest route.

Thank you

Hello YPG,

here are the plans in B&W again.