Single-family house 9.5x10.5 possible for 300,000 EUR?

Dear forum,

after having been a diligent reader for several months now, I finally dare to ask a personal question and look forward to your answers

We are planning to build a single-family house in rural Upper Bavaria within the next 1-2 years with the following key data:
- single-family house approx. 9.5m x 10.5m
- no basement
- solid, monolithic wall construction
- if possible, two full floors with a tent or hip roof (alternatively gable roof)
- gas boiler with domestic hot water solar
- KfW standard is not a must, rather construction according to the Energy Saving Ordinance
- utility room & building services at least 15 sqm

Equipment wishes:
- concrete staircase approx. 1.10m wide
- underfloor heating
- walk-in shower (without door) + towel radiator in the bathroom and guest toilet
- floor coverings: laminate is sufficient in the bedrooms on the 1st floor, preferably tiles in the living-dining area
- masonry chimney (stove already available)

"Nice to have" special requests (if financially feasible)
- possibly controlled residential ventilation
- possibly partly electric roller shutters (5 pieces for the bedrooms and living-dining area)
- alternatively venetian blinds on the windows in the living-dining area (but that will probably be expensive)

Plot:
- already available, dimensions approx. 25m x 40m (short side on the street)
- it is a level plot
- there were no problems with the soil condition on the neighboring plots (which gives us some hope ), but of course a soil survey will still be obtained

Garage:
There is currently a four-car garage on the plot, which we would rebuild ourselves in the same place. Later use planned as a double garage + workshop / storage room. However, if this garage should be THE deal-breaker preventing us from building, then we would leave it as it is for now... after all, it can be used...

Possible own work:
- painting and laying floors (laminate) definitely
- stair covering & interior window sills will be made and installed by ourselves from wood
- plumbing work & roof covering (a very good friend whom we really trust to be there when we need him is a roofer and plumber master)
- electrical work: before any outcries now : only chasing slots, etc.
- if financially sensible, earthworks could be done by ourselves (sufficient practical experience available, however, excavator would have to be rented)
- if sensible, gladly help with tying, painting & adjusting the roof truss
- garage (existing slab to be retained, masonry, roof truss, etc. to be renewed)

Phew, that’s quite a long list after all. I’m sure I still forgot some important information, so please just ask

And now to my actual question:
From your point of view, is this construction project realistically feasible for 300,000 EUR? This amount should include construction costs, incidental building costs & possibly the garage

To anticipate the first answer right away: Yes, we would probably get more money from the bank. But we also want to sleep reasonably well for the next 20 years

I am really curious about your answers!

Yours, Steffi

I am not an expert in construction costs, but it sounds realistic. Especially with the own work + exterior facilities not included + garage material only. Just a small tip: Existing stove + controlled residential ventilation usually only works with additional efforts (pressure monitor, window openings, room-air independent chimney, etc.).

Hi Hyggelig,

Bavaria has somewhat different prices than the "rest of Germany" – therefore I can hardly assess these prices. However, in our area the proximity to Luxembourg drives prices up.

Our currently under-construction house: 2 full floors + gable roof (not developed) solid and without a basement (172 sqm including 12 sqm utility room) KfW-70 geothermal heating underfloor heating walk-in shower (without door) – no towel radiator floor coverings: laminate in the bedrooms, tiles (wood look) in the living-dining area decentralized ventilation with heat recovery NO chimney / stove partially electric roller shutters (11 pcs.) wooden staircase cistern 10 m³

EL will be painting and laminate. Additionally, it is complicating that we lie on one side on a slope (structural engineering, waterproofing, earth pressure, etc.).

There will be no garage, but a carport the following year. (so this is not included in the total below)

For us, including ancillary costs, approximately 320,000 euros are budgeted. So far, costs have been exceeded by about 8,000 euros (the price for the additional electrical equipment alone amounts to 3,500 – higher bathroom equipment/sampling costs about + 2,000).

What I mean to say – 300,000 could be enough – perhaps it will have to be slightly increased. But you shouldn’t plan too tight either. Better take 10,000 more than having to figure out afterwards how to manage it. If there is money left over, you can always put it into the garages.

Hello Steffie,

We are planning to build a single-family house in rural Upper Bavaria within the next 1-2 years

That could be anywhere from Garmisch-Partenkirchen to Eichstätt

with the following key data:
- Single-family house approx. 9.5m x 10.5m
- no basement
- solid, monolithic wall construction
- if possible, two full floors with tent or hipped roof (alternatively gable roof)
- gas boiler with domestic hot water solar
- KfW standard is not a must, so rather building according to the Energy Saving Ordinance
- utility room & building services at least 15 sqm

Equipment wishes:
- concrete staircase approx. 1.10m wide
- underfloor heating
- concrete staircase without covering and railing
- walk-in shower (without door) + towel radiator in bathroom and guest WC
- floor coverings: own work
- masonry chimney (stove already available)

City villa, WD/ZD on slab, KfW 70: TEUR 266
Floor-level shower: TEUR 0.8
Chimney flue from the ground floor: TEUR 4.7 (an alternative is a stainless steel chimney flue outside; depends on the look of the city villa, cost about TEUR 2.9)
2 towel radiators, incl. connection: TEUR 1.6
Regarding the costs for bricks/roof covering, for rebuilding the garage, I cannot provide information as I cannot estimate the material prices well.

All in so far: TEUR 273.1
Additional construction costs: TEUR 30-35
Painting work own work: TEUR 10
Floor coverings own work: TEUR 10
Reserve for extras: TEUR 10
Outdoor facilities own work: TEUR 10

Special wishes "nice to have" (if affordable)
- possibly controlled residential ventilation
- possibly partly electric roller shutters (5 pieces for bedrooms and living-dining area)
- alternatively, Venetian blinds on the windows in the living-dining area (but that will probably be expensive)

Controlled residential ventilation with heat recovery: TEUR 10
5 electric roller shutters: TEUR 1.5
Venetian blind for a floor-to-ceiling window, size 1.01 x 2.135: TEUR 0.95
Wind sensor for the above Venetian blind: TEUR 0.45

Possible own work:
Interior window sills will be made and installed by myself from wood

I am also a fan of wood, but I would definitely not have the window sills made of wood... I am also a big fan of potted plants

And now to my actual question:
From your perspective, is this construction project realistically achievable for 300,000 EUR? This amount should include construction costs, additional costs & possibly the garage

I would say, rather no; the planned own work (own work) does not bring great savings now. But maybe the little house could be a bit smaller ... around 160 sqm living space is not exactly little.

Rhine greetings

Hello,
we also built in Upper Bavaria, however a prefabricated house (generally more expensive), but with a nationwide provider (generally cheaper).

We built:
- 8.84 * 10.64
- no basement
- timber frame construction
- 2 stories, knee wall: 1.80 m, gable roof
- air-source heat pump
- KfW 70
- utility room & building services approx. 12.5 sqm
- wooden staircase
- underfloor heating
- 2 walk-in showers (without door - 120x90 and 90x90) + towel radiator in the bathroom (in my opinion completely overrated, I wouldn’t want that anymore now)
- floor coverings: laminate in the bedrooms on the first floor, laminate also in the living-dining area, otherwise tiles
- no chimney
- controlled residential ventilation
- manual roller shutters (but on every window)

We paid (including upgrades) about €210,000 for the house (tiles in the bathrooms, otherwise floor coverings and painting work were owner supplied). Additional building costs amounted to about €45,000. We also had to compact the soil under the slab, so we had about €10,000 extra costs.

So it can work well, although garage prices also vary widely.

Taking out €10-20k more in financing does not have a big monthly impact. However, refinancing that later could be expensive. If you agree on special repayments, you could also pay back any leftover money quickly that way.

Taking out 10-20k more in financing does not affect the monthly payments that much. However, refinancing this later could become expensive.

We can "return" or not draw 20k EUR from our financing bank (Ing-Diba) without any additional fees. Therefore, we have also set our loan amount higher by this amount. This is definitely better than refinancing later.