How can we make our small open plan 2 bedroom beach house bigger?
We fell in the love with this house based on the back yard and the feel we had when on the property. It didn't tick many of our boxes ( it has only 2 bedrooms when we really need 3, it has no storage and small living areas which don't open up to the back yard for entertaining).
It is our first home and as a young family with a soon to be 2 year old rambunctious limitless boy!
We have been here for nearly 6 months and I am eager to make it out style but also don't want to have to do things twice.
My partner and I are both creatives and have big ideas but we aren't sure what's best. Whether we accept its a 2 bedroom and make small cosmetic changes and extend the outdoor living space and look to sell and move to a bigger place. Or do we do a relatively large Reno and completely change the layout and facade of the house.
It has beautiful light and we love the beach feel, but unfortunately when we have visitors there's not enough space for the adults and the kids.
I'd love to add another bedroom, replace the kitchen so it opens to the yard and have a dining living area off that. Only issue is our currently layout. The bathroom is in the middle of the house and the main bedroom would lose an east facing window. We could put a skylight in to open the light and a long south facing window above the bed. As you can see I'm lost!!!
Any advice would be much appreciated!
Thank you from a confused and frustrated first home buyer.
Comments (27)
9 years ago
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Comments (25)These 4 photos showing some window tinting done to add to my priviouse article . A house in Penguin Tasmania overlooking the sea with privacy an sun problems using a dark neutral based film showing one sheet of glass done an one with out with the second picture showing the glare reduction on the floor as a comparison . This demonstrates little reduction in quality of views overlooking the sea but offers many benifits to the customers with out having to close blinds / curtains etc. The other two showing the full reflective film on a commercial shop front with views from both inside and outside as a comparison . ( please note; taking photos facing windows will often result in misleading picture quality due to any glare present , thus resulting in misleading darker looking window views than what normally results from using most tinted films .) The actual light reduction difference between these two films is approx 9% with the reflective being the darker of the two and comparable to a popular dark grey low reflective shade that's also widely popular . Any one requiring some unbiased comments regarding this subject are quite welcome to call me . Although I live in Tasmania , I do offer my services not only Australia wide but also overseas if the need arises . As to the life expectancy of these products . As these are manufactured world wide , the quality ( or lack of) plus the degree of experince and willingness of the installer to make sure they want to try an do a good job ; can make a Hugh difference to the last -ability . Therefore, take care on choosing the film and installer ; and don't buy on price alone. Gary. Protek window tinting (Tasmania )...See More4-5 bedroom house 1 large bathroom or 2 small ,very low budget ?
Comments (17)Hi maryprior892 Thanks for posting the extra information it all helps in gaining some understanding, I think it is possible to improve this existing house in a cost effective manner. Just a minor item that I picked up in regards of equipment - I think you mentioned that the existing STORAGE is actually a covered internal courtyard - I also notice that you have a hot water unit in this space - you should check that the hot-water service (if it is a gas unit) that it has sufficient ventilation and is not an external units that has been closed in - any plumber will give you this information - enclosing gas units that are designed for external use is not a good idea. I think that if you are going to make changes it not only should suit you, but also have a good resale opportunity - considering your upstairs areas it might be better to add a decent En-suite and walk in robes and getting two or three bedrooms downstairs - in this way you would have parents areas separated from children - this might have better resale and use that a tiny ES. The third bedroom downstairs could be gained by enclosing the RUMPUS room and providing access to bathroom areas by a corridor to existing bathrooms. This would also aid in getting containment areas for heating - at the moment the plan shows one open space including the upstairs - lots of heating in winter in Tasmania for all that area - some compartmentalization would probably help in combating yearly heating costs. The existing living area are certainly ample, so the loss of the rumpus to a bedroom does not detract greatly to the overall house, and in the meantime you could use the new downstairs bedroom/rumpus room as you have already mentioned as a library. I think this is achievable, but before doing a physical change, I would have a fully developed plan which includes all existing and proposed furniture to scale, with a few 3D views to enhance the concept. (It easier to change drawings than walls - a lot less dust and much cheaper) I would then obtain the opinion of a Real-estate agent (the Real-estate agent you bought it from is not a bad place to start) and maybe two others. This might help in making long term decisions in regards to investment for the future. Staging your proposed renovations is also another approach that you might investigate. Above all I would retain and obtain as many ocean views that you can possibly get, I assume that the ocean views are at the front of the house (" revealed an open fireplace in the front lounge which also has ocean views so that is fabulous.") If possible you might consider developing an external eating/sitting/entertaining area with ocean views - I certainly would be a buyer, and I would assume that it might be supported by the real-estate agent. I hope this is of some help, I would be happy to comment further on this design as more information becomes available. Michael Manias Manias Associates Building Associates mm407p@gmail.com...See MoreHelp! We need floor plan advice for our family home
Comments (33)Appreciate the thoughts and this may be a solid option elsewhere in the country but in my circumstances I don't plan to be moving from this property any time before the kids are 18. It is located in Sydney's inner west, and in a specific high school catchment I plan to take advantage of when the kids are older. Stamp duty to buy the property was close to $100k and if moving out even in ten years to a larger property; that averages $10k a year spent on stamp duty. I know 115m2 internal is tight, as is the fixed layout due to existing bedroom walls, ceiling heights, wet areas, and the like - but there has to be a way to make this work... I have read that 4 bedroom apartments should be 102m2 or bigger. I am willing to make compromises where possible but I really want to create that extra separate room "Multi-purpose room" which can double as a study/work area/kids play area/media room/ad-hoc sleeping accommodation". Paul Di Stefano: I don't think these changes essentially equate to 'rearranging a sock drawer' - this is my PPOR so I am not too concerned what other buyers want or resale value if I plan to hold the property for 10-20 years +... (any trends we design for now may well be outdated by then anyway). Many buyers highly value indoor-outdoor integration. By moving the kitchen to centre, it opens up the rear and creates indoor living->outdoor living link. If I get IKEA flatpack kitchen and DIY as much as possible - have a friend reroute the water/drainage/+his licenced electrical friend...hopefully this work would cost sub-$20k. Adding the sliding door to rear is $2.5k. Ensuite, bathroom and laundry I believe I can fitout for $10-15k all up- let's say 15k (again, tiling, raise flooring, showers/fixtures/flat pack laudnry cabinetry install all done in-house without tradies). The only thing I really need professionals for is to move the gas line in kitchen, BIR installs, stone benchtop, and maybe a few adhoc wall demo/construction/doorway moving - lets call that 10k. All up ballpark that is 47.5k? Sirius- If I go with your style plan then I lose the potential 4th bed space and have no where for relatives to stay, babysitter, nanny; etc :( Maybe it is a possibility that the main living space be used for lounge room and kitchen, we can always put dining table in the Multi-purpose room, then when that room is needed for sleeping accommodation, the dining table be moved to the side and kids can eat dinner on island bench bar; lounge or outside table... ? those doors to each side of the fireplace as you suggest - this space is very cramped outside (2.45m width) and potentially would be used to store trailer or garden shed, there is an old terrace built on zero-boundary there and they have a DA to go 2 storeys; which will shadow the whole area. This is why I planned to make the rear south corner a raised deck and try to channel house activity leading out the existing glass french door to that deck, or the rear sliding door. See photo-(my house is on the left, terrace zero boundary on right, and front on is a wooden dividing fence which on the opposite side is the driveway/1 car park and front street....See MoreWhat should I look for when buying a small 2 bedroom 1980s Apartment?
Comments (7)how exciting for you....most important is location first including views, local climate, sunny or cold and noisy side of the building then access to public transport, local shopping, direct easy commute to work, ongoing fees what will you be responsible for outside your own apartment including ceiling leaks? security front door, windows, balcony and access to lock up garage with storage, private laundry (or space for a washing machine in the bath or kitchen), secure public entry and external lighting ..inside look for the most spacious rooms, open plan kitchen rather than small separate space, preferable two bedrooms and a generous bathroom...old kitchen and bathrooms, floorcoverings and decor can be improved but you can't improve the location.. best of luck with your first home...See More
9 years ago- 9 years agolast modified: 9 years ago
That's a great house and garden!!! I would stay and extend. Here's a suggested floor plan. I have guessed the existing plan and the proportions are wacky but it will give you some ideas. Replace the kitchen with a bathroom and en-suite (if there's enough space), create a laundry and storage in the hallway and add an extension along the back with a new kitchen and living area that opens to the garden via sliding or bi-fold doors. Other options are to go up (even if just a master suite over the new area), add a carport to the side and convert the garage into studio/guest quarters.
arcmaz thanked fiogre99 - 9 years agolast modified: 9 years ago
Hello Lesley,
Thank you. Yes we think it is. The photos shown are of the real estate sale photos.
Although we loved the presentation we are trying to make it more of our style and I guess this is where we are struggling. The long layout of kitchen, lounge dining (or desk as we currently use) means there are no corner or nooks we can create bookshelves or interesting places to display our art and collections.
I would love to put a gas fire place and tv above in our lounge room with shelves either side. The entrance is a bit of a waste of space also.
We plain to paint the walls dulux natural white or lexicon quarter and are also looking to paint the floor white or japanese black.We will add some open timber shelves in the kitchen and a new bench top.
This is so far how we have changed it...
We haven't spent any money yet. We haven't even bought paint.
These are some reference for my ideas for living room and kitchen
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For the facade I'd replace the outdoor blind with one that's the same width as the window and has a cool pattern (https://au.pinterest.com/pinerio/annie-albers-bauhaus/) or a black and white stripe, or I'd install three sliding screens laser-cut in a cool pattern. I'd paint over the blue trim with black or dark charcoal. To finish the garden I'd lay rectangular pavers, the same size as the front step, from the driveway to the step, in an line that follows the shape of the garden bed. I'd dig them into the ground so they're at grass level.
I did think that changing the lounge into a bedroom might be awkward so here's an option that retains it as a formal lounge. You could add a wall between it and the kitchen (it needn't go all the way to the ceiling) or leave it open. This plan has a two-way bathroom as an alternative to an en-suite. I'd save money by reusing doors, windows, kitchen cabinets and bench tops. I'd keep the integrity of the the house's style but be more relaxed about furniture and decorations.
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