Well nasmijati has much to offer. For my mind i would like to get an understanding of who you are before thinking too much ahead friendlykim. If we leave climate change, fire zones, function, ergonomics and sustainability to one side we might consider your childhood experiences, your passions, sufferings, do you like literature/ Japanese poetry? - will you have mist in the winter months? what music do you like? imagination as play in defining space, choreographing shade and light, will you have children to consider, would you consider a more elemental use of water for swimming and other opportunities in place of a lap pool? we could talk about art, what artists you love, insight beyond reason which comes through our relationship that your garden may feed your mind on a daily basis. Have you travelled? Does the north African civilization have anything to teach you for garden application? - what is your latitude? Has contemplation placed it's hand on your shoulder by this stage of your life? I should stop - for me it's not really about design, it's about the life of the mind and arousing latent, hidden aspects of who you are - your life narrative. This is how I would start making a garden for you and preferably over lunch - it is primarily about love in the end!

I love all this feed back - thank you ladies & gents :) I do think the light and flow would probably work better like oklouise's first post - I concede you are both right. My concern was the depth of the shower - we have a very pokey one at the moment but think I see how to rectify that - tell me what you think? Also I want LOTS of storage and think keeping the storage in the activity with the entrance now up the other end would limit the furniture layouts so I would probably keep that in the entrance hall and still use the nook as is - no doubt they will sit there to do their makeup as the light will be amazing BUT i can imagine the mess will not - haha! I LOVE those doors siriuskey- so grand and impressive but my husband is a lay in bed TV watcher so that would possibly take up too much wall space for his liking - again I giggle ( you have to right?)

I wish every investor would ask for opinion like you when building a rental property We've been living on rental properties since forever and had enough so we're buying a land to build a home for us. Not sure where you're building but have some ideas from past experiences in Sydney and now in QLD. -doesn't look like you have much linen nor kitchen cupboard space. I would take a bit of space of the home theater and add a linen facing dining room. Or is there one already? I can't see. The more cupboard the merrier. -microwave spot, the one we're renting now doesn't have one and we had to put microwave on the island, it's just annoying and takes the space - Fan, please consider putting fan throughout, it's a deal breaker for us when renting and I'm sure for a lot of people as well. I would put air-con just on main bed, I reckon it's a waste of money for you and for whoever is renting to have air-con in the living area it takes forever to cool/heat up the room on open plans. - Shelves in the robes, this makes a HUGE difference, where we're now doesn't have any, we have to hang everything it's super annoying. I won't even mention drawers I don't think they exist on rental properties - I'm a fan of natural like so really like the idea of a window as splash back. - Single garage for 3beds? Is there any storage? - Exhaust & heating light in bathroom - Agree with laundry, I would at least change door location so you don't have to go through the kitchen. - Upstairs media could be used as a study maybe put some data/internet point there. - It doesn't look there is much working bench top space in the kitchen, sink seems to be taking most of the space, I would double check the dims and maybe make it bigger? These are just some ideas. when we're looking for a place we have a checklist: it will fit our king size bed, does it have fan & air-con, does it have plenty of storage, does it have plenty of working bench top space in the kitchen, does it have a dishwasher, microwave spot, does it have blinds, does it have natural light coming in, I could go on but you get the idea.

Go with option 1. Use standard construction processes - skillion metal sheet roof over foil backed blanket. LVL rafters and timber frame walls which the carpenter will make on site. Probably go with a slab on ground and be aware of termite controls between new and existing. Excavate rear yard and build retaining walls with drainage behind them, probably also need a couple pits for surface water. Retaining walls constructed and engineered properly are expensive so be prepared. Treated pine sleepers are nowhere near a suitable solution once you're above 600mm. A builder or a carpenter would go through $20k in materials and some labour for plumbers, excavations, electrical, etc. Plans, documentation and council approvals will soak up $10k or thereabouts. Yes its a simple little job but it comes to economy of scale and some areas will cost the same or take the same amount of time as a larger project.