Wow, that is a design challenge! At first glance I have a couple of ideas but I would need to get a better idea of how you use the space first, what your budget is etc. We offer a free initial consultation so please feel free to get in touch!

I haven't move in yet. I"m trying to fix it before I do. I would also like to add a laundry. I'm ok with losing one of the smaller bedrooms and the stairs. I haven't put together a budget yet but I know that I"ll probably have to move some structural walls. I live in Tasmania, so there's not many people here who can help.

We are based in Sydney but have worked on interstate projects before (the beauty of technology!). I would love to be able to assist so please feel free to email kristin@roccorevolution.com.au and we can arrange a meeting over Skype or Facetime to discuss your options.

A rough idea, but something like this, the bathroom could open to the deck

Which area of Tasmania? Lot of fantastic builders, designers and trades in Tasmania depends on location.

Burnie. I've only been here a few months so I don't have contacts yet.

Lucky you, it's been a long time since I was last there or anywhere else in Tassie,

will you consider a kitchen like this?

I have availed Stiely Design, they did a fabulous job. If you are not satisfied with your kitchen layout, then you should contact Stiely Design. You should try it.

My initial thought is to use the hall space between dining and bedroom for bathroom . Remove the wall along the dining. Move bedroom door to where linen is and put bathroom next to bedroom entering off the top hall. This should open up space to the deck. All depends on accurate measurements though and where you views are etc

I suspect that is not the original layout. But I’d be sacrificing a bedroom to make a new bathroom, and then using the additional space to plan a decent kitchen.

big reader, that's what I'm trying to do. the hallway is too small and not useable

I would add an extension to the entry .Relocate internal stairs to the new addition.Remove dividing wall in the dining area. That would give a decent space to plan a new kitchen.

There is a lot of space wasted on circulation upstairs (corridors) until you have lived in a place you are unlikely to have a really good idea of what the good and worst parts of an old place are. - you don’t say what the internal walls are or mention the size of the budget. —- suggest getting a local architect whose work you like.

budget is as small as possible. as the tenants ripped out the carpets etc and left the house a mess I'm trying to get this done before I move in. I don't want to live in a construction zone. I don't have access to the house yet as I've just bought it.

As Oklouise suggested correct measures would help to contribute functional ideas

I don't have access to the house yet.
thanks for your suggest

Hopefully some inspiration:

And not knowing any measurements (now purely guessed), here's a possible kitchen:

Opening up towards the living room might (perhaps) help creating better kitchen layouts. Everything you're doing will depend on budget, family size, structural challenges, etc.

thanks for that. I didn't think of moving the stairs into the other hallway.

I think that the cheapest way to go about it if you can move the stairs, is to make an L shaped kitchen along the wall adjoining the bathroom and the wall where the stairs are now, with a door opening to a walk in pantry where the stove is now and later make a wider opening between the dining room and hallway. Of course this is just another idea after looking at your sketch.

To save time could you either go to the council to see if you can get a copy of the plans or ask the Agent if he could check with the seller for any plans that you might have, this would give correct measurements to work with..

I've already done that and they don't have any plans at all for my house unfortunately. I'll just have to wait until I have access to the house to get proper measurements and find out which walls are load bearing.

Exxy to move the stairs (but brilliant idea!) - so how about take out dining/hall wall and put just one long line of low kitchen cupboards down where that wall was or closer to the opposite side - so you open up all space and see all from walking in the front door. Make either a horse shoe kitchen config with cooker at top end. Then paint all cupboards in same colour - say a gum tree green - and give them new handles. In area between cupboards newly tile or lay a lino floor as easy and inexpensive to do and there are some really pretty decent patterns these days. If you've any money left over or later, boost the lighting with a strip of spots that point to the island worktop, the window worktop AND the cooker. But where is the fridge to go??

kitchen layout currently

Ah, didn't realise those are glass doors yo the deck - thought were windows to top of counter overlooking the desk. Looks like you have enough space to extend that counter more towards the hall. Turn all existing kitchen space into a slicker U-shaped kitchen. Maybe you only need to knock through a little bit of the hall wall to open things up a bit?

Just another weird thought ;)