Building an 8-family house: costs, floor plan, plot (2026)

Eight flats for infill development: how to plan an 8-family house as a serial prefab house, calculate costs per residential unit, estimate the plot requirement and gauge access and lift.

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8-family house as a prefab house: costs, floor plan and plot at a glance — 8-family house as a prefab house – costs per residential unit, plot requirement and floor plan at a glance.

Direct answer

What does an 8-family house cost and which plot does it need?

An 8-family house with around 640 m² of living space costs, at a market range of €2,400 to €3,800 per square metre, roughly €1,536,000 to €2,432,000 for the building portion, i.e. about €192,000 to €304,000 per residential unit. With a GRZ of around 0.4, the plot requirement is about 550 to 720 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 an 8-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. An 8-family house occupies about 200 to 260 m² per storey. From this follows a calculated plot requirement of roughly 550 to 720 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. Serial concepts are specifically designed for infill development. 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 eight flats. These are guide values for the building portion excluding the plot. For municipal and institutional builders, the offer for municipalities & housing companies bundles further notes on procurement and process.

Living space	Market range	Total (building)	per residential unit
600 m² (compact)	€2,400 – 3,800/m²	€1,440,000 – 2,280,000	€180,000 – 285,000
640 m² (standard)	€2,400 – 3,800/m²	€1,536,000 – 2,432,000	€192,000 – 304,000
700 m² (generous)	€2,400 – 3,800/m²	€1,680,000 – 2,660,000	€210,000 – 333,000

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: 8-family house as a 2-unit-per-landing building over four storeys

An 8-family house is often planned as a 2-unit-per-landing building over four full storeys: two flats per floor share a central stairwell with a lift. The diagram is not to scale.

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

Quick yield calculation as an example

Suppose an 8-family house with 640 m² of living space costs, including the plot, around €2,300,000. At an achievable net cold rent (Kaltmiete) of €12 per square metre, rental income of around €92,160 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 with 8 residential units

These models from our database represent an 8-family house. 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	Price
Wohnbau Serie — 8 residential units compact	GROPYUS	8 residential units	approx. 620 m²	3	Price on request
Stadthaus 8 residential units	Haas Fertigbau	8 residential units	approx. 640 m²	4	Price on request

Living spaces as rounded guide values of the example configuration according to the provider. 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 6-family houseSix flats for investment properties

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 an 8-family house: frequently asked questions

Answers on costs, plot, access, infill development and funding for the 8-family house.

What does building an 8-family house cost?

For an 8-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 640 m² of living space, this gives a rough total range of around €1,536,000 to €2,432,000 for the building portion, i.e. about €192,000 to €304,000 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 an 8-family house have to be?

With a plot ratio (Grundflächenzahl, GRZ) of around 0.4 and a building footprint of about 200 to 260 m² per storey, the calculated plot requirement is roughly 550 to 720 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 an 8-family house accessed?

An 8-family house is often planned as a 2-unit-per-landing (2-Spänner) building over four storeys, or as a combination of 2- and 3-unit-per-landing. With four full storeys, a lift is generally required. For very long building volumes or eight flats per floor, an access balcony (Laubengang) is also an option, which reduces the internal circulation area. The suitable access type depends on the plot dimensions, the unit mix and the requirements of the state building code.

Is an 8-family house worthwhile as an investment?

An 8-family house spreads the risk of rental loss across eight units and achieves good area efficiency thanks to the high 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.

Is an 8-family house suitable for infill development?

Yes. Serial timber-construction concepts for eight residential units are designed for rapid infill development (Nachverdichtung) in residential areas. The extensive prefabrication in the factory shortens the construction time on site and ensures constant quality. Compact, easily rentable floor plans and a high efficiency standard reduce operating costs. In this way, rentable living space can be created on a limited plot area without excessively affecting neighbouring development.

What funding is there for a newly built 8-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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