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

I just got home and can already look forward to so many constructive responses - thank you very much for that already
I have to take care of something briefly, but will respond to the posts right afterward!

Ing-Diba is unfortunately not an option for us, ...

Ah - one of you two works abroad - then Ing-Diba pulls back on the financing. I know that.

Hello Steffi,

: I admit, secretly I had quietly hoped that you would pull out your calculator - the wish was immediately fulfilled

I’m slowly getting used to the silent calls …

“That could be anywhere from Garmisch-Partenkirchen to Eichstätt”: Neither we live in the district of Mühldorf am Inn, which borders directly on Lower Bavaria.

Since I’m not from Bavaria, I looked up where exactly it is.

As for the total costs, we have so far (verbally) estimated by a locally active general contractor (GÜ) of 230-240,000 EUR for the turnkey house including painting and flooring (possibly without chimney, I would have to ask again). The company made a very trustworthy impression on us, they play with open cards and also offered us to talk to former customers or to visit houses they have already built (we have looked at one so far). Also on the internet there is nothing negative to be found, on the contrary: all house builders seem to still have good contact with the company after the construction of the house...

That would mean the paint-ready price would be just under €1,500/sqm/living space; I find that hard to believe. Especially since the building region is not exactly known for being inexpensive and the general contractor has to work economically first and foremost if he wants to be successful in the market long-term. Now, of course, it depends crucially on the equipment; that is to say, what is included in the scope of delivery?

I am well aware that some competitors reduce the final price through discount campaigns, rebates, etc.; nowadays even by providers from whom I would never have expected it. Personally, I consider this approach to be mere eye-washing, because - if I had something to give away (which, according to the principle of economic efficiency, is not possible) - I would have to factor it in beforehand. I also know that prices in the first offer are often artificially kept low; if for example one or two additional wishes come up, the second offer usually looks completely different; it aligns with the market-standard level. Even the cheapest providers are then no longer that cheap

Therefore, you should examine the written offer very carefully and pay close attention to what is not mentioned in the bill of quantities (BB).

The only “negative” is that in the form we partly imagine (taking over individual tasks in the trades) own work (Eigenleistungen) is not possible.

That may seem so to you, for the general contractor it is the result of a mixed calculation and weighing of warranty risks. I would also reject your proposals concerning own work (besides painting, flooring, as well as exterior landscaping and possibly the sanitary fixtures and interior doors). Why? Because the construction would then become too expensive for me since I would have to have a formal acceptance before and after every own work. And then I still couldn’t be sure – in the worst case and in court – that the judge wouldn’t put the blame on me.

I still have a question about own work:
Which own works would “really” bring something? We have no time pressure during the house construction, no high double burden, and no long travel distances. I keep hearing from my colleagues that they help actively with the shell construction and save quite a bit that way – however, I am always skeptical how much money you can really save that way...
So: we would like to do more and are not unskilled craftsmen – which tasks noticeably impact the budget?

You really save the most money if you build the shell construction yourself. Then you should forget the idea of a single general contractor (GU/GÜ), because for the above-mentioned warranty reasons no serious provider will accept that. This means you commission an architect for the design and approval phase including statics and execution plans. Afterwards you award all trades independently by means of a tendering process; do not forget construction supervision! Important here: the architect will make a cost estimate in the first step; only after receiving the tender documents does the final price for the construction project finalize (even if some architects see that differently). From my point of view, something else to consider: are you even up to that? And I do not mean being dependent on the well-being of an architect. In my opinion, it takes a little more than just being handy and I mean that by no means disrespectfully!

210,000 EUR sounds dreamy! If our construction methods were not so different, I would immediately ask for your provider

That is also something completely new. Julia’s provider is actually the high-priced parent company of a group of 4 prefabricated house providers. I seriously wonder what justification the subsidiaries still have if they are competing with each other internally ... the trailer hitch alone can hardly be the reason.

Rhineland regards

...
So: we would like to do more and are also not unskilled in craftsmanship – which tasks noticeably impact the budget?

Better ask which EL does not make itself felt in your back – it is one thing to be not unskilled in craftsmanship and another to work your annual vacation, the weekends, and the evenings without your body being used to it and no break in sight.

Plan about 2 weeks for painting inside with two people – if putty work or wallpapering is added, then add a few weeks on top... whether you have delays shortly before moving in is a different matter. Usually, you can work in parallel with the finishing craftsmen – but it is not fun, although you can save a few thousand euros.
Floor coverings are also good to lay yourself, provided they are not tiles.
And later, the outdoor area comes for DIY as well

We are also starting our build soon and have controlled residential ventilation, a wood stove, and an exhaust hood.
All no problem if planned correctly.

Our wood stove will be room-air-independent. That means the chimney gets a ventilation shaft and takes the needed air for the fire from outside.

milkie

: it’s not about planning or "works"/"doesn’t work" – it’s about the existing chimney, which is very likely not room-air-independent and thus can no longer be used. -> additional costs will arise!

Yes, the stove is available. Some can also be retrofitted. And a new stove doesn't cost the earth. A stove builder can provide information here. I just wanted to say that one does not exclude the other.

Perhaps some of my statements were a bit unclear, so I will try to express myself more concretely: Since we are still in the decision-making phase, it is not yet final for us whether we want to go the route of a general contractor/general planner or through architectural services + individual contracting. To find that out, we had the already mentioned appointment with a regional full-service provider. In any case, we cannot avoid going to the architect – at least up to the submission planning, you can’t get around that anyway... Which route we then take will become clear once we have also had a proper conversation with an architect/site manager.

I see advantages and disadvantages in both options. What I personally absolutely cannot imagine, however, is that we would at some point be handed the proverbial “key” and our house (without any DIY work) would be move-in ready. It would be very difficult for me to accept the building directly as “my own home” – what’s missing is the feeling that you have created something yourself (as much as you can, with sweat and calluses on your hands ). Sure, many will shake their heads now, but this is important to us.

At least equally important, I think, is not to overestimate oneself. What we think we could take on, I have already listed above. Surely, there are still smaller tasks that one doesn’t even think about in the beginning, which can also be well managed as a hobby craftsman. Major DIY work, such as helping with the shell construction, still needs to be carefully considered. After all, we’re not just talking about a few days, but rather about +/- an entire annual vacation. And we are not so naive as to believe that (even good) friends would be available free of charge and reliably for several weeks at a stretch...

I can completely understand why certain tasks cannot be done as DIY work with a general contractor/general planner. The “negative” I referred to only means that in contrast to individual contracting, it simply isn’t possible. The offer price also seemed relatively inexpensive to us, although this price (as far as I can judge as a layman) definitely includes reasonable materials and manufacturers (or discounts on DIY work). But to be fair, we were also directly pointed out that clients almost ALWAYS opt for additional special equipment and that one really needs to be disciplined if the budget is limited.

Our hopeful assumption was therefore “without the contractor’s profit and through DIY” we should surely be able to stick to our set budget A few weeks and some opinions later, we are not so sure about that anymore...

: The painting work has so far caused me the least headaches. We also currently live in a house that I have already painted completely twice (alone). Sure, I was glad every time I finished, but I never really found it bad I always put much more thought into work where you depend on the help of others – for that, I probably always plan too cautiously ops:

/ ypg: We still need to take another look at the matter of the stove / controlled residential ventilation. The chimney should definitely be included; we still need to inquire about a suitable stove. In the worst case, it will only be installed sometime after moving in.