Single-family house optimization and planning (180 sqm + attic without basement)

The small WC in the garage is intended for parties and gardening. We saw it at a couple of friends and found it to be a good idea.

The cheaper alternative is to equip the guest WC on the ground floor with a floor-to-ceiling window. This can then be opened during garden parties, so not all guests have to traipse through the house with their street shoes.

Well, at least the OP is on the right path to enlightenment, I would say.

Maybe very slowly. But now postponing all avoidable costs to the future and thinking that garage, terrace, outdoor facilities, fireplace alongside the house mortgage can be easily saved together, I also consider dangerous. Of course, you can install a fireplace later. But I think the quantity matters. You won’t be able to save big cost blocks afterward that you couldn’t have afforded now. These are the houses where even 5 years after construction, pallets are still lying in front of the entrance because paving has not been done yet. I don’t fundamentally find that wrong either if you go into it with open eyes. But you should be aware of it and weigh whether it stresses you or not. Besides, the OP mentioned that children are planned in the next 3-5 years. What isn’t done and saved by then will have to wait even longer since money will not increase with children and parental leave. And there are plenty of small expenses even after moving in that you currently don’t have and that can add up significantly.

But the acquaintance’s construction company is at least a good starting point. Through contacts, he will surely also have connections to an affordable planner. However, you should have someone on your side who can assist with obtaining the contract. Otherwise, as a layman, it won’t work. And keep in mind, only that one trade of the acquaintance will be cheaper and not tremendously so. He will certainly want an hourly wage too, just maybe a slightly reduced one. Material costs remain. You don’t save easily in tens of thousands that way. That ends up being unrealistic again.

I would plan for all necessary costs. So outdoor facilities, then carport (instead of garage), furnishing, etc., and then get started. I doubt what’s left over. There will probably be significantly more builders who have budgeted the obligatory 15-20k for outdoor facilities and have sunk it into the house instead, and then after moving in have to save up the garden again, than those who still have money left afterward and have built the house according to their ideas.

I would advise planning a house with max 160 sqm. Already calculating the minimum equipment for outdoor facilities, carport (instead of garage), kitchen, and furnishing now. And really having money in reserve for all the small items that will still come.

Or the Park 151W off the shelf? Base price €191,100.
South on the left side might work. The rooms are functional but compact at Danwood – that has to be taken into account. Laundry would already be critical here though.

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If you swap the kitchen and living room, you could plan a children's bathroom upstairs instead of the wardrobe.

I can only agree with the previous speakers and repeat myself: If the budget is fixed, this simply won't work. The house is just way too big.

When I then hear that the garage (30k), outdoor facilities (20k) and a few small things are being postponed in order to do some things in EL later and KNX can only be purchased through a quote anyway, then I am really amazed at your risk-taking.

You are walking right into a huge, huge additional financing round with open eyes.

By the way: KNX in a quote is a joke, right? If offers are even possible at all, it’s usually on eBay when buying used actuators/sensors. They make lead times. 5-10k€ out. I don’t see more than 1k saving potential from offers because the parts are very price-stable even when used. I say this to you as someone who has already bought and sold some parts used.

Then there’s a terrace roof, also planned for 2022. So you will need about 60k€ for 2022. No offense, but don’t you realize how unrealistic that is?

Also my advice: Plan everything so that it is possible now; it will only get more expensive anyway. If you plan now so that the garage is not included, it won’t be possible or only rarely possible 1-2 years later. The thing is not getting cheaper – firstly because of rising construction costs, secondly because the builder normally (also the other trades) charges more if it’s only a small construction measure.

So many people here have now spoken to your conscience that your calculation is nonsense, that would make me think if I were you...

Gave me something to think about. That’s why I’ve been calculating since then:

The following calculation is now in front of me:

171 sqm x €1750/sqm net average price in rural Lower Saxony: €299,250, gross €356,107.5
+ Garage €25,000 (can’t you just go through the mason here and simply install an additional garage door?)
+ Incidental building costs €30,000 (fixed, rather higher)
+ Garden / driveway €20,000
+ Kitchen €15,000

= €446,107.5

Reserve 10-12%

= €490,000 or die.

Well, that’s not doable. The worst case after consultation with the bank without our own reserves of €40k is €450k.

So there’s no helping it and the 171 sqm in my handwritten example have to be even smaller.

KNX and co are therefore a joke. I would have estimated a terrace roof (so 4 posts and a roof over it) at €3-5k. So basically no summer vacation.

So look ahead and find savings potential. Pretty insane, and even though we already have the land, are tenured civil servants, and have a self-employed mason in the close family.

I would still appreciate constructive criticism of my building plan. Meanwhile, I’ll take another look at the numbers. I’ll probably just have to accept having to build expensively despite the above points.