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

I'm merely seconding a lot of opinions above. So, I would paint the cabinet, the window frame and also the inner side of the door a dark shade of aqua/blue like Resene Astral, Bismark or Blumine. Paint the walls a dove white. Paint the mirror in antique silver and lower it, remove that strip of gold tile above the white and try something else to match the walls or tiles. The taps are lovely, so leave as is and try to match the cabinet handles in a similar style. I'm sorry to say this, but after changing some of the other stuff, the floor needs to be changed to a lighter shade of tile. It's too dark. Good luck. Hope we get to see the finished bathroom.

Nik Star, I’m jealous of your bigger space ; ) - but so happy you have now been reacquainted with your messing tape! We are toying with the idea of putting a cavity slider in. Thank you Ripple Effekt Siriuskey - yes I really LOVE the concept of a “wet room” - Never imagined that our space was big enough for this but now seeing it’s possible, thinking about trying the bath under the window, then the shower and then vanity on the bottom left corner - just flipping yours slightly. Just trying to find a good bath that’s narrower design to allow for the biggest vanity possible. You are all awesome!

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