Building a 6-family house: costs, floor plan, plot (2026)

Six flats as an investment property: how to plan a 6-family house as a prefab house, calculate costs per residential unit, estimate the plot requirement and gauge access and the lift question.

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6-family house as a prefab house: costs, floor plan and plot at a glance — 6-family house as a prefab house – costs per residential unit, plot requirement and floor plan at a glance.

Direct answer

What does a 6-family house cost and which plot does it need?

A 6-family house with around 520 m² of living space costs, at a market range of €2,400 to €3,800 per square metre, roughly €1,248,000 to €1,976,000 for the building portion, i.e. about €208,000 to €329,000 per residential unit. With a GRZ of around 0.4, the plot requirement is about 520 to 640 m². All apartment-building models in our database are calculated project-specifically and listed with price on request. As of 2026, guide values.

Typical plot size for a 6-family house

The plot requirement results from the permissible plot ratio and the building footprint. With a GRZ of around 0.4, 40 percent of the plot area may be built on. A 6-family house occupies about 190 to 230 m² per storey. From this follows a calculated plot requirement of roughly 520 to 640 m² including parking spaces, driveway and outdoor facilities.

In denser locations with a higher GRZ or more permissible storeys, the project manages with less area. The development plan and the state building code are decisive. Before buying, the plot check is worthwhile, to check buildability and permissible residential units.

Costs by living space and per residential unit

The total range is derived from the market range of €2,400 to €3,800 per square metre of living space, multiplied by the typical living space. The value per residential unit divides the total range by six flats. These are guide values for the building portion excluding the plot.

Living space	Market range	Total (building)	per residential unit
480 m² (compact)	€2,400 – 3,800/m²	€1,152,000 – 1,824,000	€192,000 – 304,000
520 m² (standard)	€2,400 – 3,800/m²	€1,248,000 – 1,976,000	€208,000 – 329,000
560 m² (generous)	€2,400 – 3,800/m²	€1,344,000 – 2,128,000	€224,000 – 355,000

As of 2026, guide values. Building portion excluding plot, servicing and outdoor facilities. Specific prices project-specific. More in the guide apartment building prices.

Cost blocks at a glance

Besides the pure building, the total costs are spread across several blocks. The percentage shares are usual orders of magnitude and serve as an initial orientation.

Cost block	Usual share	Note
Building / construction (turnkey)	approx. 70 – 78 %	Shell, fit-out, building services, lift
Servicing	approx. 3 – 6 %	Water, wastewater, electricity, connections
Outdoor facilities	approx. 5 – 9 %	Parking spaces, driveway, garden
Construction incidental costs	approx. 12 – 18 %	Planning, structural engineering, permit, fees

As of 2026, guide values. Shares vary depending on the plot and fittings. Calculation with the cost calculator.

Floor-plan concept: 6-family house as a 2-unit-per-landing building over three storeys

A 6-family house is often planned as a 2-unit-per-landing building over three full storeys: two flats per floor share a central stairwell, supplemented by a lift. The diagram is not to scale.

A central stairwell with a lift (yellow) serves six flats over three storeys. Schematic representation, Prefabricated House.

Quick yield calculation as an example

Suppose a 6-family house with 520 m² of living space costs, including the plot, around €1,850,000. At an achievable net cold rent (Kaltmiete) of €12 per square metre, rental income of around €74,880 per year results. From this follows a gross rental yield of about 4.0 percent. After deducting management costs, maintenance and the rental-loss risk, the net yield falls accordingly.

Simplified model calculation, not investment advice. Plot and rent levels vary greatly by location. Tax effects such as declining-balance depreciation or the special depreciation under Section 7b EStG are not taken into account here. As of 2026, binding information: tax advice.

Matching prefab house models for six residential units

For exactly six residential units, our database currently does not carry its own series. The following models are transparently marked as close alternatives with five to seven residential units that can be planned for six units. Because the plot, unit mix and fittings shape the price, they are calculated project-specifically and listed with price on request. The listing is alphabetical, no ranking.

Model	Provider	Residential units	Living space	Storeys	Classification	Price
Quintett — 5 residential units with hipped roof	Haas Fertigbau	5 residential units	approx. 420 m²	3	Close alternative (5 units)	Price on request
Wilko — 5 to 7 residential units	Haas Fertigbau	5 to 7 residential units	approx. 470 m²	3	Covers 6 units (5–7 units)	Price on request

Living spaces as rounded guide values of the example configuration according to the provider. Models transparently marked as close alternatives (5–7 units). All prices project-specific, therefore on request. As of 2026.

More sizes in the apartment building cluster

3-family houseThree flats, compact entry point 4-family houseFour flats, compact 4-unit-per-landing 8-family houseEight flats for infill development

An overview of type, construction method and providers is offered by the page apartment building. Example layouts and units-per-landing types are shown by the apartment building floor plans.

Building a 6-family house: frequently asked questions

Answers on costs, plot, access, lift and funding for the 6-family house.

What does building a 6-family house cost?

For a 6-family house, a market range of roughly €2,400 to €3,800 per square metre of living space serves as a guide (as of 2026). At about 520 m² of living space, this gives a rough total range of around €1,248,000 to €1,976,000 for the building portion, i.e. about €208,000 to €329,000 per residential unit. Plot, servicing, outdoor facilities and construction incidental costs are added. Because the unit mix and fittings strongly shape the price, the prefab house models are calculated project-specifically and listed with price on request.

How large does the plot for a 6-family house have to be?

With a plot ratio (Grundflächenzahl, GRZ) of around 0.4 and a building footprint of about 190 to 230 m² per storey, the calculated plot requirement is roughly 520 to 640 m². Parking spaces, the driveway and outdoor facilities are included here. In denser locations with a higher GRZ or more storeys, less area is enough. The development plan (Bebauungsplan) and the state building code (Landesbauordnung) are decisive. The figures are guide values and do not replace a review of the specific plot.

How is a 6-family house accessed?

A 6-family house is usually planned as a 2-unit-per-landing (2-Spänner) building over three storeys, with two flats per floor at a central stairwell. Alternatively, the 3-unit-per-landing layout spreads six flats over two storeys with three units each. From three above-ground storeys, a lift is often required. The suitable access type depends on the plot dimensions, the unit mix and the requirements of the state building code.

Is a 6-family house worthwhile as an investment?

A 6-family house spreads the risk of rental loss across six units and achieves good area efficiency thanks to the higher number of flats per stairwell. Whether the project pays off depends on the plot price, construction costs, achievable rent and financing. Tax instruments such as the declining-balance depreciation (degressive AfA) or the special depreciation under Section 7b of the Income Tax Act (EStG) can improve the calculation. The conditions are to be checked on a case-by-case basis. As of 2026, binding information is provided by tax advice.

Does a 6-family house need a lift?

A 6-family house over three full storeys reaches the threshold from which many state building codes require a lift. The lift increases accessibility and the rentability of upper flats, but takes up area and causes maintenance costs. With two full storeys and a 3-unit-per-landing concept, the lift can be omitted. The specific obligation results from the respective state building code and the number of above-ground storeys.

What funding is there for a newly built 6-family house?

For newly built rental residential buildings, there are in principle the declining-balance depreciation, the special depreciation for new rental housing under Section 7b EStG, and subsidised loans in the KfW climate-friendly new-build programme. The funding is tied to energy standards and deadlines and changes regularly. Check specific interest rates and programme details individually. As of 2026, binding information is provided by tax advice and the KfW.

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