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PRICES and COSTING General Practice The accepted and current practice among builders in Greece is to give quotes in square metres based on the measurements of the exterior of the proposed building. This practice is based on current law whereby planning permission specifies the size of buildings on a particular plot in square metres measured from the external dimensions of the buildings. So most builders will quote 'XXXX Euros' per square metre – based on external dimensions. However, since 2003, allowance has been given to houses constructed with traditional stone walls - 0.5 metres thick and 'double faced'. In such cases, the size of the house is calculated as 'internal floor space' and is not based on the external measurements. This exception does not apply to brick-built walls which are significantly thinner. In some cases, the quote tendered is for the completed house and includes all the plumbing, electric work, floor tiles, fitted kitchen (not including cooker etc), bathroom and toilet fittings etc. In such cases, the quote is based on prices for materials of a general or standard price (tiles, baths etc) and the purchaser will pay extra for materials of a higher cost by agreement. In other cases the quote is for the completed 'shell'
only and the doors, windows and shutters and all the interior work
is subject to further discussion and agreement. This explains the
wide variation in building quotes sometimes encountered by prospective
purchasers and clearly the purchaser must make sure of the exact
details of the quote given. Mani Developments There are some important and fundamental differences in how we give quotations for building a house. Firstly, as mentioned above, since 2003 allowance has been given to houses constructed with traditional stone walls. This is a considerable difference. For example: A house with external measurements of 6.0m x 14.6m = 87.6m2, has an internal measurement of 5m x 13.6m = 68m2. A difference of 19.4m2. , about 25%! For a simple diagram of this example Click Here Mani Developments uses 'Internal Floor Space' Secondly, we use superior materials and modern insulation materials, foils etc during construction and in the internal fittings and fixtures of our houses - especially where bathrooms, fitted kitchens, tiles and wooden floors are concerned. Our m2 price includes everything - bathrooms from marble or fine tiles, fittings from Ideal Standard, Duravit and Grohe, but not kitchen fittings and cupboards.A tour of some of the houses shown in Examples of Our Work will show you what we mean! Thirdly, our plots are hand-picked to give maximum benefit from the views and environment. We cannot guarantee that there will be no future buildings on adjacent plots but we can ensure that the plot size and location will maintain your privacy and 'peace and quiet'. Fourthly, the topography of the site can influence the building costs. Factors such as whether the sub-strata is solid rock or soil or a mixture of both determines the amount of digging excavation and the time this takes. Also, clearly a house built on a slope requires more excavation than a house built on a flat piece of land. (See this excavation example and the extensive steel reinforcement of the foundations). Furthermore, the work doesn’t stop with the completion of the building. There is essential work still to be done that is usually not mentioned within the price per m2. For example: A paved driveway, gate, patios, pergolas, landscaping, garden terracing and paths etc. In other words, exterior work which of course includes clearing all the building debris. (See this example - Seaside Villas - for extensive exterior work). Remember too that garden terracing and other outdoor work takes more effort and material when the house is built on a slope. If asked for a price per m2 – this should be approximately incorporated depending on the client’s wishes. All of the above should illustrate why we do not give a quotation per square metre in the same way that most other builders do. We can give an approximation based on the plot location and size of house required but it is only in the detailed discussions and planning 'head to head' with our clients that we can reach more specific pricing. We build 'tailor-made' houses and once we know what you want - we can tell you exactly what it will cost. We will give a binding tender in writing, which is usually valid for a period of 18 months, and in which the prices are fixed. Only additions or changes to the original specifications by the client may incur extra costs but these would be made clear as and when they are requested. Note also that Planning Permission costs are much higher than they used to be. Click Here to read an extract from the Athens News newspaper - published shortly before costs increased and explaining various aspects of these costs. Here is an example of cost
breakdown applied to a house of 129m2
Don't
forget - not itemised in the Costs but included are:
1. Designing the house - 2. All IKA (Nat. Insurance payments - very important) 3. DEH (electricity connection and meter) - 4. Water connection and meter and reserve water tank - 5. Oil-fired central heating incl boiler etc - 6. Solar Panels 7. Double-glazed, aluminium doors and windows - 8. Gate - 9. Bathrooms with marble or fine Italian tiles and Ideal Standard, Duravit or Grohe fittings - 10. Flooring material, either tiles or pinewood. See Examples of Our Work to appreciate the high standards of materials and fixtures. Costs do not include the legal costs of purchasing a property (purchase tax, notary and lawyer) or items such as kitchen furniture, cupboards etc - as explained above. For
examples of the breakdown of costs applied to specific plans
on
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