Reading a house catalogue correctly: decoding prices and services

What does the "from-price" in the house catalogue mean?

The "from-price" is the lowest possible price for a model in its simplest completion stage. The manufacturer uses it as an entry figure, and it rarely describes the house that is actually built later. The reasons: the from-price assumes a small footprint, a basic specification line and often delivery without a base slab or cellar.

What matters is the completion stage. A kit house (Bausatzhaus) delivers prefabricated components for self-assembly, a shell-completion house (Ausbauhaus) leaves the interior fit-out to you, a turnkey house is handed over ready to move in. The same catalogue can list several of these stages for one model — the from-price usually refers to the cheapest.

A second pitfall lies in the reference size: the from-price almost always names the smallest offered variant of a model. If you want more living space, an additional room or a different roof shape, the price shifts upwards without the catalogue indicating this on the model page. So check which square-metre figure and which floor-plan variant the printed price actually applies to.

Converting to a square-metre price helps. Divide the from-price by its associated living area, then the figure becomes comparable between models and manufacturers. As a rough market guide, turnkey prefab houses in 2026 lie in a range of about EUR 2,000 to 3,500 per square metre, shell-completion houses well below that — depending on region, specification line and energy standard. Consistently note such figures as a range with a date, never as a seemingly exact single price.

Which specification lines are there in the catalogue?

Many manufacturers assign their houses to specification lines — for instance a basic, a comfort and a premium line. They differ in windows, floors, sanitary fixtures, heating technology and smart-home preparation. The catalogue usually names the from-price of the cheapest line; higher lines are a matter of surcharge.

Note which line the pictured show homes are based on. Photos often show upmarket fittings, while the price printed next to them corresponds to the basic line. Always request the construction and services specification (Bau- und Leistungsbeschreibung, BLB) for the line actually offered.

Specification lines are also the most common reason for seemingly large price differences between manufacturers. A provider whose basic line already includes underfloor heating, triple-glazed windows and a heat pump appears more expensive at first glance than a competitor whose basic line only offers these items as a surcharge. Only when you bring both offers to the same specification level does the real price gap become apparent.

Pay particular attention to the energy-relevant items. The building energy standard under the Buildings Energy Act (Gebäudeenergiegesetz, GEG) influences both construction costs and possible funding in 2026. A catalogue that already meets the required standard in the basic line saves you later add-ons; a basic line without this standard merely shifts costs into the surcharge list.

Where do surcharges hide that the catalogue doesn't show?

Catalogues rarely list all the items that arise between the from-price and moving in. Typical add-ons are the base slab or cellar, excavation and disposal, utility connections, the building permit, and outdoor works such as the terrace, driveway and fence.

These items are not exceptions but part of almost every building project. Their scope depends heavily on the plot: a sloped plot makes earthworks and structural engineering more expensive, difficult subsoil requires more elaborate foundations, and long distances to the utility networks raise the cost of connections. The catalogue cannot possibly know these factors — which is why they don't appear there.

Surcharges also lurk inside the house. Often only standard sizes for windows and doors are included in the from-price; floor-to-ceiling windows, lift-and-slide doors or additional dormers cost extra. The same applies to electrical and sanitary fittings above the basic line, to smart-home components and to upmarket floor coverings. Read the construction and services specification item by item instead of relying on the catalogue images.

How do I compare several catalogues fairly?

Catalogues are only comparable if you choose the same reference size. Convert each from-price to a square-metre price for the same living area and the same completion stage and add the missing items from the checklist above.

Set up a simple comparison table for this — on paper or in a spreadsheet. Enter the cost components in the rows (house per catalogue, base slab, ancillary construction costs, outdoor works, reserve), the compared catalogues in the columns. This shows at a glance which provider already includes which service and where you still have to estimate. Add missing items with realistic ranges from our price guides.

Also plan in a reserve. Many months often pass between choosing the catalogue and moving in, during which material and tradesperson prices can change. A buffer of around ten percent on the calculated total protects your budget from nasty surprises and later allows individual special requests without blowing the financing.