35m² vs 70m² House Footprint: A Guide to Making the Right Decision
Building footprint is the first trap most investors fall into
The biggest misunderstanding I see almost daily stems from confusing the concept of “building footprint” with “usable area.” The law allows for building houses up to a 70m² footprint on a notification basis, which is the area the building occupies on the ground. It's the shadow your house casts. However, what determines your quality of life is the usable area—the sum of the floor space inside. And that's where the magic begins. A house with a 35m² footprint and a mezzanine can offer 50m² of living space. In contrast, a house with a 70m² footprint and a full second floor can have over 120m² of usable area. The difference is absolutely colossal and completely changes the perspective. I had a client who insisted on a 70m² footprint because he “wanted space.” After analyzing his needs, it turned out that a well-designed house with 55m² of usable area on two levels fully met his expectations and was 30% cheaper to build. Instead of focusing on the maximum permissible size, start thinking about the optimal living space. Ask yourself: how many square meters of floor do you actually need to live comfortably? Only then, see what building shape can accommodate that. This reversal of the thought process saves money and nerves.
Your plot and its limitations decide the house size, not your dreams
You might dream of a sprawling single-story villa, but your plot is the reality check for those plans. Before you even start looking at projects, you must understand the limitations of your land. The key document is the Local Spatial Development Plan (MPZP), or if there isn't one, a decision on Zoning Conditions (WZ). These documents define non-negotiable building lines, the maximum percentage of the plot you can build on, and even the roof pitch or building height. Imagine you bought a 70m² house project, only to find out that after respecting the required 3- or 4-meter setbacks from the plot boundaries, you're left with a 6-meter-wide corridor for your building. The whole plan goes down the drain. I recently helped a couple who wanted to build a large house on a narrow but long plot. It turned out that after drawing the building on the map, there was no room left for a comfortable south-facing terrace or a garden. Instead, they opted for a smaller but taller building, which freed up valuable space around it. Remember, the house isn’t everything. You need space for a driveway, parking, a septic tank or treatment plant, and most importantly, a recreational area. A house that takes up the entire plot becomes a prison, not an oasis of peace. That's why analyzing your plot is an absolute priority. Sometimes a smaller building, like the compact Ekodom 50, is the only sensible solution that allows you to maintain harmony between the structure and its surroundings.
The budget is not the construction cost, but the total cost of ownership
Discussions about the budget often end with the question, “how much for the shell?” This is a huge mistake. The real cost is the Total Cost of Ownership (TCO), which is the sum of expenses for construction, finishing, furnishing, and then heating, taxes, and ongoing repairs over the years. A larger house means exponentially higher costs at each of these stages. The walls are just a fraction of the total investment. Finishing 120m² of floors, walls, and two bathrooms in a house with a 70m² footprint can cost more than building the developer-finish standard of a smaller building. Pouring all your savings into bare walls is a straight path to living on a construction site for the next five years. I've seen it dozens of times. A family moves into a huge house where only one bathroom and a bedroom are finished, and the rest is bare concrete. Instead, consider a smarter strategy: build a smaller house, but finish it to a high standard that will serve you from day one. Also, remember the maintenance costs. Heating 120m² in winter is a completely different expense than heating 50m², even with the same technology. A larger area means higher property taxes and higher renovation costs in the future. It's a lifelong commitment. Before you decide, make an honest simulation in a table.
| Cost Element | 35m² House (approx. 50m² usable) | 70m² House (approx. 120m² usable) |
|---|---|---|
| Construction (Developer finish) | ~€45,000 | ~€80,000 |
| Finishing and furnishing | ~€25,000 | ~€60,000 |
| Annual heating cost (heat pump) | ~€600 | ~€1,200 |
| Property tax (approximate) | ~€50 | ~€100 |
| Total cost after 5 years | ~€73,250 | ~€146,500 |
Your lifestyle today and in five years is the ultimate test for the size
The final, but most important, piece of this puzzle is you and your family. The house design must be a response to your lifestyle, not the other way around. Ask yourself a series of honest questions. Do you work from home and need a quiet office? If so, an open mezzanine space in a 35m² house might not be enough. Are you planning to grow your family in the next 5 years? Two bedrooms are the absolute minimum, which can be hard to achieve in the smallest projects. Or maybe you're a minimalist who values low maintenance costs and less cleaning? Then a smaller house will be a paradise for you. There is no universally right solution, only a solution that is right for you. By choosing the Ekodom 50, you get the fastest path to completion, but if your family is growing, it's worth checking our model comparison to see if a larger area isn't a better long-term investment under the permit-free house up to 70m² procedure. Think about your hobbies. Do you need space for a workshop, a gym, or a guest room? A lack of space for hobbies breeds frustration. On the other hand, don't build rooms that will sit empty 350 days a year. The list below will help you map out your needs:
- Remote work: Do you need a separate, enclosed office?
- Family: How many people will live in the house now, and in 5 years?
- Guests: How often and for how long do you have overnight guests?
- Hobbies: Do your passions require dedicated space?
- Storage: How much stuff do you own? Where will you keep bikes, skis, tools?
An honest answer to these questions is the best compass to point you in the right direction and help you choose a size you won't regret.
