Single-family house on a steep slope - Bavaria

Hello everyone!

Maybe you can help us with a rather complex problem.

We bought a beautiful plot of land on the edge of Bavaria (towards Hesse) at the beginning of 2020. In 2021, we planned and even got approval for a house with a very reputable (as we thought) prefabricated house provider. However, the construction did not take place. But that is another story.

In 2023, we want to make a fresh start. We have decided to build with a general contractor (GU) to have greater planning security. We are currently in performance phases 1 and 2. The other performance phases have not been commissioned yet.

Now we also have the first rough cost estimate and it is about €850,000 - €860,000 for approx. 155 m² of living space. Many things are already included, but no work on the outdoor area or slope stabilization and also no access to the house entrance, however a construction road that can also be used as a driveway and even a double garage. The house is located quite centrally on the plot, about 10m above street level on a slope. The earthworks, development and foundation will therefore already be quite extensive.

We are aware that we can no longer count on the prices from 2021, but the difference seems very drastic to us, especially since the house planned back then by the prefabricated house provider had a very, very high standard and the house was really fully equipped/selected (parquet, floor-to-ceiling windows, KNX, central ventilation with cooling, etc.). However, the new price only includes a normal-high specification. More precise details are not yet definable in the current planning phase and, of course, nothing is selected yet.

On the internet, you don’t really find much about house prices. Often 3,000 - 3,500 €/m² is mentioned, but we would be — if I very generously calculate the civil engineering work out — at over 4,500 €/m². Is that realistic? Meanwhile, there are also some prefabricated house providers and developers in the region who advertise new builds including plots. These are also in the range of 3,000 - 3,500 €/m² if you try to subtract the plot. However, it is unclear whether the costs for earthworks are already included or will be added.

Does anyone have experience in this area and can name realistic prices for comparison?

The house is located quite centrally on the plot, about 10m above street level on a slope. The earthworks, development, and foundation will therefore be quite extensive.

I vaguely remember: and already say "I'm out," because even with I had said that the plot requires a prescription. Unfortunately, I haven't seen here for ages

In 2021 we planned a house with a very renowned (as we thought) prefabricated house provider and even got approval. However, construction did not take place. But that is a different subject.

Nevertheless, you should talk about it – I assume there are reasons and/or circumstances that cannot be completely excluded from the discussion if you want to effectively avoid repeating the respective dilemmas.

In 2023 we want to make a fresh start. We have decided to build with a general contractor to have greater planning security.

I do not see the connection or even see a contradiction. Even with cheaper terrace doors, without a pool and mega-dildo cistern, and excluding robotic lawn mowers, you will have to invest considerable financial resources here that can almost match a villa like 's. Fixating on building with a general contractor seems madness to me.

We are currently in performance phases 1 and 2. We have not yet commissioned the other performance phases.

Normally, I recommend an orientation request during the resting phase of the dough, among other things to be able to derive the construction method decision from its result. For this plot, I already see that crane accessibility will ensure that you won’t even need to inquire about panel builders of any kind (not only timber frame). And the masonry builders will not be lining up here either. You will probably have to look for them in alpine regions.

850,000 for the 155 sqm house is quite a statement and I wouldn't want to spend that. Then there's quickly a mid to high five-figure amount for the earthworks on the slope. I built myself on a fairly steep slope and easily spent over 70,000 on earthworks. Including retaining walls. And I also had a diligent excavator operator with lots of his own ideas who saved me the landscape architect. So I would first get more offers from general contractors to get a better price here. Because you need quite a bit in reserve for the earthworks.

I wouldn’t spend that money on 155 sqm either. Or is your plot a mix of swamp land and rocky mountains? Keep looking and get offers – I can’t think of anything else.

In the region, there are now also some prefabricated house providers and developers advertising new builds including land. These are also in the range of €3,000 - €3,500/m² if you try to exclude the land. However, it is unclear whether the costs for earthworks are already included or will be added.

These are developers and all earthwork costs are included. Additional costs might only come from painters, floor coverings, and special equipment.

Or is your property a mix of swamp land and rocky mountains?

I did link the property thread, and I didn’t compare the special topographical conditions to those of without reason. You wouldn’t want to have such construction orders as a gift ;-)