Hausbau Starnberger See: Unser KNX-Neubau-Projekt 2022/23

Building a house on Lake Starnberg: Our private KNX new-build project

In this blog entry, we are taking you on a long journey. We spent almost a year looking for the right building plot on Lake Starnberg. At the beginning of the search, we knew that we wanted to move to the south of Munich in the 5-lake region, both for our company and privately.

The great thing about the Lake Starnberg region is that the metropolis of Munich can be reached quickly via the A95 highway. At the same time, the Bavarian capital can be reached by S-Bahn via Starnberg station. And there is something for the eye and the soul: in the background, the silhouette of the Alps all year round, in the foreground the lake with tranquil villages such as Berg, Münsing, Seeshaupt, Bernried, Tutzing, Feldafing and Pöcking. Each area of the lakeshore has its own special features, but we’ll come to that later.

Why did the search take so long? Yes, for one thing, there are very few building plots left for sale. In addition, the price level for building land or building plots is at a very high level (see our blog post ” What does a house cost? Breakdown of construction costs per square meter for new builds “) in a Germany-wide comparison. And this is true for the entire district of Starnberg, even more so for the lake region.

Sought & found: Building plot on Lake Starnberg

This raises the first questions: Is the property actually a building plot? The easiest way to answer this question is if there is a qualified development plan that regulates the structural use of the property. In the case of gaps between buildings in a built-up area, Section 34 of the German Building Code (BauGB) may apply instead. Essentially, this means that the development must be oriented towards the neighboring buildings and harmoniously integrated into the existing buildings.

Whether it’s a development plan or Section 34, in both cases you should definitely have it checked whether the building project you want is feasible and can be approved. Do not clarify this on your own, but consult with your architect to avoid unpleasant surprises afterwards. In preparation, I recommend that you draw up your individual wish list and take it with you to the consultation meetings.

What is the development status of the property?

Is it already fully developed, i.e. connected to the main supply and disposal systems, or do you have to take this into your own hands and plan for the corresponding costs? Electricity, water, sewage and telecommunications can quickly add up to several thousand euros, which you may not have budgeted for.

Is there a possibility that the property is contaminated with pollutants?

If so, who is liable for the consequences in case of doubt? You as the buyer or the seller from whom you are purchasing the property? Clarify this in advance.

If you have decided on a plot of land, a ground investigation is highly recommended. Depending on the scope of the report, you will not only find out more about possible soil contamination and the costs associated with the disposal of excavated soil. The condition of the soil is also examined, which can have both positive and extremely negative effects on the costs of the upcoming construction work. Caution is advised here, especially if you are planning a basement.

If there are any uncertainties regarding buildability that cannot be finally clarified before purchasing the property, you should definitely try to agree a free right of withdrawal with the seller. Is the property free of public-law building encumbrances and civil-law easements? If not, what effect do these have on the buildability, use and value of the property?

What is the position of the sun on the property?

Before we purchased the property, we asked ourselves the following questions:

How big is the plot and how is it laid out?
How sunny is the property?
Are there tall trees in the immediate vicinity that cast shadows and take away the light?
Can the house be positioned on the plot in such a way that we can make ideal use of the sun’s path?
Does the terrain suit us?
Is there enough space on the property for a garage and additional parking spaces?
What boundary distances must be observed?
Will there still be enough space for useful lawn and garden areas after deducting the built-up area?
From which side is the property accessible?

Property monitoring during the construction phase: Reolink Go PT

Frank Völkel & Smartest Home Team

Since 2007, we have been testing KNX components for functionality and practical suitability in order to use only the best products in our customers' homes and villas