What is the maximum cost my property can have?

I understand your reasoning, but you are putting the cart before the horse. Try buying a plot of land. You will quickly realize how much they cost. It’s not that simple. Or do you have so much building land where you live that you can’t choose between hundreds of properties?

After that, you can consider what kind of house you can afford.

Phew, first of all, thank you very much for the numerous responses! I want to try to address the individual points.

: Ok, I once read somewhere that construction projects in southern Germany are generally more expensive than, for example, in NRW. Also, a basement of course costs a bit. Still: Additional costs for the basement (50K?) could roughly correspond to our extra wishes, so thanks for your experience.

, : Calculating on your own is a thing, all my calculations were always a bit cheaper than your calculation. Of course, you have broken down a few things in detail that I just roughly estimated. Now the question arises for me, how realistic is an estimate in relation to our wishes...? Is 1800/sqm accurate (LAN, home automation, controlled residential ventilation, ...) or should I rather calculate 2000/sqm as Steffen suggested?

Basically, it is important to me to rather calculate generously, then you are happy if it gets cheaper and have the financing secured.

: Good idea, from the previous answers it looks like the above-mentioned plot is clearly too expensive, so the time pressure is off. Does it make sense to also contact an architect? Can I assume that he will give me a realistic price or will rather quote it low?

: Bof-What? No, if you put it that way of course not. The overall look is more important to me here than any brands. I have also seen nice bathrooms in hardware stores, for example. It should just be a modern bathroom, walk-in shower, ideally without door because it is narrow, rain shower head, floating washbasin with double basin. Modern standard, instead of upscale? No idea...

Regarding the bathrooms, the question arises anyway whether there is actually considerable saving potential if you get the items on your own initiative and then find a craftsman who installs the items, ideally with a warranty. Possible?

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: To be honest, I can roughly estimate what the plots cost here. The further out you go, the cheaper it gets. We are talking about BoRis of 150-350, somehow I get the feeling it will be rather around 150.

Still, it is important to me to know an approximate sum of the house based on our wishes in advance, otherwise I will have to cancel the project at some point. What good is it to have a great plot but then realize that we can only afford a maximum of 40% of what was originally planned.

Let’s summarize: 450 will be tight, 500 would be better, nevertheless 450 is possible with a somewhat cheap plot and a few compromises?

I have one more question, incidental building costs... I consider 50K incidental costs a lot and to be honest I always assumed that outdoor facilities (at least partially) or e.g. also incidental plot costs are included in it. If not, what exactly are 50K for in a simple plot (without major earthworks) without a basement? Aren’t 30K more realistic there?

Best regards

Bo

As already said, you are putting the cart before the horse. Just start by finding a plot of land. That certainly won't be easy. Once you've found one, you can then see what kind of house you can eventually get on it. It was calculated that your plot should cost a maximum of €75,000. You can get something for that in a better village, but certainly not in or around Cologne. What use can you make of it if you only find plots for €150,000? Then no house? A simpler one? More work done by yourself? Saving? Not building? How many sq m do you even want? Just the bare minimum or immediately with an apple orchard included? You can find out what 1 sq m costs for you within a few minutes on the usual portals. Find your plot, reserve it and take it to the construction company. Beforehand, get familiar with the basics of a plot in relation to the desired house type. For example, a bungalow needs a rather square plot (or a very large one) so that it fits at all due to the 3-meter border building restriction. Pay attention to which direction the street is located from the plot. A street located to the north is optimal, for example, if you want your terrace "in the back" facing south. An eastern street is good if you want to see the sunset in the evening. A southern street means the sunny terrace faces the street (which is why these plots are usually a bit cheaper). Etc. And when you have a plot whose location, orientation, and price you like, you can see which "extras" you will still get. Maybe then there won’t be any KNX after all or you only prepare the cables yourself or something similar. Or you leave out the fireplace or the kitchen is initially a bit simpler, do the outdoor area yourself or only do the bare essentials at first (grass grass grass...) etc. The important things at first are only the ones you cannot retrofit later. By the way, at €2000/sq m, the ventilation system is already included ^^

Does it make sense to contact an architect as well? Can I assume that he will give me a realistic price or will he rather quote it low?

Architects do not appraise properties. What could he possibly tell you about that?

: Yes, I understand. However, I now know that I don't need to look at properties over 150K, as otherwise there will be far too many compromises. And yes, at some point I would draw the line and shelve the house building project.

The thread was, as mentioned, based on a specific property from a foreclosure auction, which only caught my attention a few days ago, but whose date is already in just under 2 weeks. That property will probably cost around 160K, more likely more, accordingly too expensive, significantly!

By the way, we are looking for a property of 450 -750sqm, in the "vicinity" of Cologne, preferably in the Bergisches Land. Something can be found for around 80-100K.

By the way, this calculation should be generous but really only based on the essentials. KNX and fireplace only prepared, carport/garage can come later, only access road, terrace, yes lawn!, and parking spaces will be needed initially.

: You had recommended I go to developers about a rough estimate of the costs. Doesn’t an architect do that too? Or does he want money for that directly? Budget - determined value = max property price

Regards

Bo

You had recommended that I go to developers regarding a rough estimate of the costs.

No, I did not. My recommendation was that you gain a "feeling" for what your budget will get you by looking at offers from developers on the market at your desired building location (and that match your size and equipment preferences). There you have tangible concrete examples of plots with houses on them and price tags attached.

The impressions you gain this way are all the more transferable the more the parameters "location," "house size," and "equipment level" match your ideas. These may be objects that you find less appealing taste-wise, or for example semi-detached houses even if you want "detached." It is basically "just for training purposes."

You can approach this from two angles: looking at houses in the appropriate price range and size, and then seeing if the standard matches. Or looking at houses of the right size and standard, and then seeing if the price expectations fit.

Once you have adjusted your feeling for translating "budget" into "object" in this way, you can "move on to the next round" and see how this picture changes when you vary the parameter "location."

That way you "see" the purchasing power of your budget. Possible insights are: if you like the house, it only suffices for a run-in plot; if house and plot are nice in size, the equipment is at a "shack" level; in Hintertupfing you get "more for your money" than in Posemuckel, although both are the same distance from the district town; ...

Another possible insight would be that there are hardly any developer offers where you are searching. This might mean, for example, that only "last choice" plots are available there that professionals are not interested in. That would argue against the idea that as a beginner you would succeed there in creating a favorable budget-object ratio.