Congrats. In a small house you have to make every space work hard. What is bed 3 for? Study or bedroom. It is narrow so I would make it longer so you get 9sqm plus wardrobe. Avoid walkways wider than needed this includes between bifold doors and island. You don’t have any general linen storage but massive butlers pantry. Really think about what you need to store.

Bed 3 will be mainly used as a study, I have been giving some thought to where linen will go. It's all preliminary and I'm sure will change ☺️

How are you going to deal with the change of floor level?

For example, the door way for bedroom 3, would be where you need stairs? Would there be stairs into your WIR?

The door for bedroom 3 will be on the opposite side there will still be a step up between bedroom 3 and the butlers I will build the floor level up to the bedroom level in the master.

The new plan proposes a lot of changes and they all add up in terms of $. Have you had an estimate, even rough, of the costs?

Yes looks like pretty much gutting place

Yes have budgeted the costs, I purchased at a good price as pretty much everything has to be updated. House was built in the 70s and hasn't had any updates since then, everything is original bar the kitchen was very basically redone at some stage but not well.

There’s updating and there’s your plan. It looks like $200k of work, maybe more but if you’re prepared for that then buying low and improving is always a good idea.

Yes it's a lot of work I'm budgeting around 150k I will be doing demo and some of the work myself, my trades people are all friends and relatives so a bit of bartering is happening 😄 pretty much wanted opinions if this floor plan will work or if anyone had other suggestions.

Have u got photos. Window heights existing cupboards in hall aren’t on new plan

Is the sunroom a verandah or part of internal house

I would suggest something like the following and avoid having to change levels for not a lot of gain. Trying to keep current windows and doorways etc. The third bedroom is just a couple of steps away from the bathroom and is a great space for a study home office.. Dining table can be across or as shown. They say you make your profit when you buy so well done so don't blow that. cheers

Thank you, definitely an option to avoid excess work. I'm just in the early stages of design so will be taking all recommendations in 😄

The reason I ask about budget is not to pry. I don’t care what your budget is. I care when designers and drafts people draw up preliminary ideas that are far beyond the owners budget. The posters responding here will provide different suggestions for the various scopes of budget. Many opening posters are at the start of their Reno journey and aren’t aware of the real costs or additional costs ie plans/ permits at $25k. We can’t give realistic plan ideas without a ballpark figure eg for your draft plan you’re going to require two beams to replace your walls at $15-20k installed each, bifolds at $6k supply only and a kitchen at $30k plus all the rest. So if your full budget was $50k our ideas would be very different than knowing your budget is $150k with friendly trades. Well done on the trades, that’s one of the hardest parts.

@oklouise stairs need to be replaced, I will be putting in a ramp from the side to the back. There is a laundry and another bathroom downstairs I will eventually turn that into a granny flat if I can get approval.

@bigreader no problem 😃 my brother did this drawing for me he has a joinery business I asked if he could do this with his program I was going to get a designer in but a few of us spent a few hours working things out and this is what we came up with. There are no walls coming down so no beams will be needed.

Is the sunroom facing North and what is the ceiling height of the lower floor

FYI I should have mentioned that the walls in both OKL and my floorplan are the same size as the original drawing ie: 100 & 250

OK. I’ll leave you to it. But your plans look to show you opening up the rear wall of the house between kitchen and sunroom (original back of house?) and the rear wall of the sunroom for bifolds. It would be interesting to know how that is done without beams.

@bigreader, there was no wall there when I purchased, it is on original plans but previous owners must have dealt with it there is a large window where the bifold will be going.

@seriuskey the sunroom faces south west. Ceiling height under the house on living area side it is approx 1700, under bedroom and bathrooms is approx 2500.

That’s good to hear.

Always many ways to do things but I do try to keep some of the character/period, that's part of the reason behind keeping the wide stairs. in your split level 70's house.

This has a separate powder room which has better access for the whole family and visitors, Mudroom laundry WIP. Rearranging the ensuite and master still gives the same wardrobe length as your WIR plus an extra 1500 and a long double vanity.

Siriuskey thank you so much for your input. This is a great plan, definitely gives me something to think about. I would like to keep the back open with the bifolds as there is a really beautiful outlook I will give this all some more thought I won't rush into it as I want to get it right.

Hello Janine, Three questions first b4 we can really look at anything with the plan: Where are you what climate zone? Where is north? And how much land is around the house to extend onto? Then we might be able to assist! Cheers Margot

Hi Kitchen and Home Sketch Design Front of house is facing NE located on south Coast NSW, I don't want to extend the house at all, I live on my own so do not need any extra room 🙂

This with the bifold doors opening to the view. Without knowing the site plan I have added a deck cheers

In the case of front to NE and not wanting to add anything to the footprint, the plan you have at the top of this conversation should be great. It opens the whole one side to social rooms with the study/bed 3 as part of that but close enough to the bathroom as a guest room or other purposes too. I would go without a bath but pop laundry trough and WM instead... very convenient having it in the bathroom. Avoid the dead corners if you can in pantry and robes. and add robes to the bed 3 too. Maximize the rooms: the walk up the steps does not need to be wider than a meter and if you can make sure the view is not straight into bathroom from sitting area. Much nicer. Cheers Go well! Margot