Hi. Great spot! When we had an acreage first thing I did was to start closest to the house with easy water able stuff so that there is something there to look at from your windows that gives you impetus to go further. However, you could also figure out where you want to be walking to and your views and needs (big veggie patch, orchard etc) and begin by setting out pathways leading there. Always taking account of that run off issue too. Once those are in, you can get your trees ( for shade as you walk) and any other plants you want or make beds or ponds etc - perhaps your paths could make a loop that takes you back to the house? Also think about watering needs and access to irrigation points. ahh am I ever envious - but too old now!

I hope you've already found a great furniture arrangement for your living room by now, but if you're still looking for advice, I'm here to help! When it comes to optimizing the space in a living room with a front entry, it's essential to find a balance between functionality and aesthetics. Here are a few suggestions that might be helpful: Consider placing the couch against the back wall to create a clear pathway from the front entry into the living room. If you have additional seating options like chairs or loveseats, position them in a way that complements the couch and allows for easy conversation and movement within the room. Don't forget about the power of rugs and decor. A strategically placed rug can visually separate the entryway from the living area, adding a sense of organization and style. If you're still looking for more inspiration and ideas, this source could provide helpful references. They offer a wide range of furniture options and design tips.

Need assistance with doing our back yard and outdoor area! GARDEN We have top soil down in our garden beds ready for plants but are undecided about what to put in! We love contemporary style gardens, just not sure what's possible with such a narrow garden bed (approx. 400mm). We don't want to block the view from the kitchen / dining area by having plants any higher than the fence (approx. 1.9m-2m) but would like something a little higher along the 12m stretch as this will give the neighbors behind more privacy too. Other plants we have at the front of the house include Luma Apiculata, Magnolias, English box hedges and also some small (so far!) evergreen pines. We love the pleached look with hedging underneath but aren't sure if this is suitable for our area? We live in north-west Tasmania in a pretty mild climate (around 22 degrees average in Summer, 12 degrees average in Winter) but also are on the top of a hill so get quite a lot of wind. Link to the ideabook we created for gardens here: https://www.houzz.com.au/ideabooks/145464328/list/gardens The green straight lines indicate where we have English box hedges planted already, the 7700mm and 9000mm lengths are where we don't want anything too much higher than the fence, and the 12000mm length we would like something a bit taller if the small garden bed allows. OUTDOOR AREA Current under cover area for our outdoor eating area is 6200mm x 3800mm. We have sliding doors between our dining and outdoor areas, and bifold opening doors between our dining and outdoor areas. We would like to extend the roof (somehow?!) so that it goes to where the retaining wall starts, then follows along parallel to the dining room. There are 3 large windows from the dining room looking to outside currently, which we don't want to lose all the natural light if possible so were considering a louvered roof? Or some kind of glass? Just not sure how to join it up with the existing roof sections of the house at the same time as making it flow. We wanted a fireplace with a double wood box directly opposite the sliding doors from the dining / lounge area (central to the current outdoor area), with a built in BBQ area somewhere to the right? There must be some kind of way to close this new section in if need be as it can get very cold and windy especially in winter. There are also some air-conditioning units that we don't want to move... Idea book as follows: https://www.houzz.com.au/ideabooks/142049645/list/outdoor-area Existing clothesline space will definitely be moved. Any ideas would be most welcome!!

This townhouse is almost the worst possible orientation you could achieve and as others have said, I wouldn't rush to buy it. If the price is too good to believe, that is the reason and it will reflect in your sale price down the track so don't have high expections when the time comes to sell. Light is the most important quality in a home to provide an enjoyable and healthy living environment and so should never be undervalued. Having said that, if you are determined to buy it, as well as what others have suggested, I would look at the following. It appears that the first floor lines up with the outside kitchen wall and the garage is single storey and that is why you do get north windows into the top two bedrooms. The large west facing window in bedroom 3 will need shading all year round to prevent overheating in the small room. South light is still good even though it doesn't have much sun, especially in warmer climates so I would look at putting a window in the kitchen so you can see that back yard, possibly between the oven and the outside corner. The main thing I would do however, is to put a big skylight over the stairs and keep the balustrading open to allow light to come down to the living space. You should get reflected light off the walls in the morning and direct sunlight in the afternoon. You will have to check the fire rating issues in relation to the joint wall with the neighbour as this part of the roof appears to be where the roof valley is but you might be able to get one in on the north facing triangular portion of the roof. To increase the amount of light, you could change the stairs to have an open riser to let more light penetrate. You could also replace some of the garage roof adjacent the living area with clearlite roofing and put a high level window in the garage/living room wall to let that light come through. Good luck. C.