Wishlist for the architect

You are asking if there are major cost drivers. But it makes no sense to discuss that if you have to expect double your estimate. And even 700k could be tight depending on the region for kfw40 for 2 apartments with your wishes.

Also: Exterior stairs expensive, 2 bathrooms expensive, large RC2 windows expensive, central ventilation system expensive, cistern expensive, electric shutters expensive, very good sound insulation expensive, good electrical equipment expensive.

We have almost none of that because it is too expensive. But only you can answer the cost-benefit ratio. And only you know if you can afford it.

Are there important aspects missing that I should still include in my list?

The most important thing is missing. You discuss details of the house with the architect but not the actual goal: to build the best home for you and your family. The architect can only design that if they know the "soft criteria" by which "best" must be measured. If that is difficult for you – many have not actively reflected on their lifestyle – try to question why you desire the listed aspects and what concrete contribution they make to your quality of life and life satisfaction. In doing so, you can also identify cost drivers that you can wholeheartedly choose or that you could easily do without. With a clear mind and goal, all decisions become much easier. If you don’t do this, it might turn out well, but it might also be insignificant, and the rose-tinted glasses will have to be re-tinted year after year. A good architect should be able to help you with this process.

External dimensions (WxD) approx. 19.2 x 9 m, depth still open (7 – 11 m); 15° gable roof

So 9 m average depth, ranging from 7 to 11 m?

Buildings should visually blend into the appearance of an existing farmyard (four-sided farmyard, primarily brick, partly half-timbered)

I think you should slowly come around with an aerial photo and cadastral excerpt. That would definitely be at the top of my architect’s wish list (from the architect’s perspective). My overall impression is that you are planning the development of your ancestral farmstead (?)

Since you do read my posts reasonably attentively, you should have noticed regarding the KfW energy efficiency level that I consider KfW55 to be the current de facto market standard (and legal standard 2024/25), whereas KfW40 especially with double turbo I see as a hallucinated “must” from the commercially untouched emotional world of avant-garde granola types and such contemporaries who always block the mother-child parking spaces near entrances with their Teslas, so that nobody can overlook their progressiveness.

Your description reads on the one hand as if tailored for “disabled and infirm accessibility,” which on the other hand does not quite fit with 90 cm door width.

We almost don’t have any of that, because it’s too expensive. But only you can answer the cost-benefit ratio.

Right. What I meant are wishes whose cost-driving effect is easily overlooked by me as a layperson. For example (I hope this is not entirely wrong) walls that have multiple offsets, or dimensions that deviate from the usual standard sizes. Whether a wall is 11 or 11.5 or 12 cm thick might not matter to me. But 11.5 cm might be usual and therefore cheaper to build.

The most important thing is missing. You discuss details of the house with the architect but not the actual goal: to build the best home for you and your family.

Thank you very much for this hint. That immediately makes sense to me, and I will implement it in my list. For example, I really don’t care how high the rooms are – what matters to me is that they are bright. How that is achieved should be known by the architect. Thank you!

So 9m average depth, ranging from 7 to 11 m?

No. I don’t yet know with what depth I am allowed to build. In any case, I want to build in a straight line. I am currently thinking of 9 m, but it could also be more (if the architect says the wishes require more space) or less (if the architect doesn’t need the space, or if the building authority doesn’t allow the depth).

I think you should slowly come around with an aerial photo and cadastral extract.

The cadastral extract has been applied for (the architects also asked for it :) When I know what I’m allowed and have an architect’s draft, there will be a new post for that.

My overall impression is that you are planning the development of your grandparents’ former farm (?)

Unfortunately not, I had to buy the farm :-(

that I consider KfW55 to be the current de facto market standard (...)

Yes, and that is currently also my favorite.

on the one hand trimmed for “disabled and infirm-friendly,” which doesn’t quite fit with 90 cm door width on the other hand.

Well, “disabled-friendly” can mean many things; I was thinking of my time with the walker, not the wheelchair. And I read in many places about a clear width of 90 cm and a height of 205. Although the latter doesn’t immediately make sense to me. Do you mean that 90 cm is too little? But presumably an architect will uncover such discrepancies.

The most important thing is missing.

I can only agree with . We are also currently planning our new house with an architect and have just finished the preliminary planning discussion with her. Our priorities looked quite different... of course, we discussed the areas and budget, but only roughly. It was more about what is important to us, how we live: large kitchen with level access to the terrace, large dining area for eating with friends, space for many plants indoors in winter, living area not visible from the street, favorite color white, visually calm, guest apartment for the children and grandchildren, etc. And she wanted to see photos of houses or details that we liked. Now it's her turn; she knows the plot. The details, in our opinion, will come much later.

Please do not discuss my cost estimate, that is the least important point in this list. I apparently should have left it out. Just for your information: the basis here was 2 * 135 = 270 sqm * 1300 € = 351,000 €. What it actually costs I will see later in the offers and invoices. I would really appreciate comments on the other points of the list.

Yes, it's better to leave the cost estimate out in this forum. Not everyone builds in Munich for 2700 €/m2 and has everything done... although for the South with luxury fittings that wouldn't even be enough anymore.