Terraced house - Financial framework, land + construction financing

That is all speculation. With 3 salaries in that range, you won’t manage it.

Let’s calculate 650K€, plus additional construction ancillary costs. Depending on whether it is 1 large multi-family house, 2 large semi-detached houses, or 4 terraced houses, you’re looking at roughly 50-120K€ more, plus the land for the houses. That should certainly not be less than 300K€ in that range. In my opinion, nothing works under one million.

Hello Dani,

What would roughly be the cost of the following project:

-Terraced house with four other similarly designed houses
-Size per house approx. 120-130 m²
-Single-storey
-Prefabricated house, not brick on brick
-Basement

If you equate "prefabricated house" with "fast," I have to disappoint you; that is not the case!

I have attached a block of terraced houses that we designed in Grengel under almost the same conditions. To reach 120/130 sqm, it takes a bit more than 70 sqm of built area per house. The model has external dimensions of 6.95 x 11.00 m per house and offers 59.53 sqm on the ground floor, 58.32 sqm on the upper floor; the attic awaits 45.48 sqm to be inhabited. The basement can house plenty of equipment and storage space with 59.00 sqm.

1. How large on average must the plot in Berlin be if you want to build about 500 m² of total area x, or can you not say that in general?

I stick to the above example:

3.00 m clearance + 6.95 m + 6.95 m + 6.95 m + 3.00 m clearance * 11.00 m plus 4.00 m terrace + 10.00 m garden = 671.25 sqm required plot size. The actual plot size suitable for your building project depends on the floor area ratio typical in Berlin; if it is 0.3, more land is needed, if closer to 0.4, then less land. So something between 800 sqm with a floor area ratio of 0.3 or 600 sqm with 0.4; it of course also depends on your preferences for garden size.

2. What costs would we face flat rate from A to Z if we commission a company with the construction project? (flat rate)

In terraced house construction, calculations have to be made differently than I stated to the Doc in an earlier response; there I assumed a multi-family house solution :) Each house is calculated with its own technology and equipment, only 3 common walls and the construction site setup reduce the price; possibly there is a “small bonus” from the builder as he can handle 4 houses in one contract.

I estimate you will end up around EUR 235,000 for a terraced house including a usable basement; incidental building costs depend on how you set up the public connections. For example, it is possible that two houses share one public connection; incidental building costs for 4 terraced houses will certainly be in the range of EUR 60,000–80,000. You should not forget the required funds for painting & flooring, landscaping, and reserves for nice-to-haves.

We want to apply for financing at the bank, and it would be helpful if we knew what amount we should ask for at the bank for this project.

You want to live together as a family; therefore, if I were you, I would also consider a multi-family house solution. You will find an example attached; although somewhat larger with 465 sqm, it can serve as an example. The solution with condominiums also has the charm that one apartment can be rented out or, in the worst case, sold.

You should also consider foregoing a usable basement for the terraced house construction; it is mostly storage anyway, and the basement costs are in my opinion too high for that ;)

Edit:

Before you get ideas about houses here or misinterpret prices, all financing members should visit a bank/financier of their trust and hear what total financing is feasible. Only when you know the amount can you see what is possible for you to realize!

Rhenish greetings