Floor plan help
Would love some ideas on how to improve this floorplan for our new house!
Looking to make it a 4 bed, 2 bath (preferably ensuite and a decent sized family bathroom) and a seperate tv room plus open plan living, dining, kitchen. Thinking we will need to add some space to rear but wanting to fairly economical. Walls are double brick, north is to the front, though we do have a preference to have some open plan living to back garden flow.
Comments (22)
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Floor plan help
Comments (16)I think you first need to look at your general area and the size and style of homes there. Attend open homes and check what others have done or not done and the price they sell for. Even look at returns on leasing according to the style and condition of the house - Estate Agents will happily help you with this. Depending on movement in the market around you, this can take time, so be patient it will be worth it in the long run. You can be a little adventurous with any upgrades when people are upgrading and renovating all the time, just don't to too far with what you do or how you do it to avoid overcapitalising or limiting your market. I'm also finding a lot of buyers are resisting ultra modern homes, they like modern but not too OTT so beware of adding features that may not appeal to everyone. Again, studying the type of people in your area will give you clues as to the type of people who will want to buy into the area, the type of lifestyle they have and what they want in a home. The trend to putting ceramic tiles in kitchens and casual living areas is fading and they are much more expensive to take out and replace. Definitely not a good idea if you decide to lease as they can be broken or even pit if not cared for properly. I'm presently looking to buy a new home and I'm seeing too many homes where tiles have been destroyed which is going to be a very expensive exercise to replace. If you are going to lease, keep things simple. I think Oklouise has nailed a very simple plan although I would take the toilet from the laundry, some space from both the kitchen and living area and put a separate powder room beside the laundry so you can make it more attractive for guests. One slide-in door from the hall opening to a lobby with the laundry going off one side and the power room the other, would take care of any odours or noise. The washing machine and dryer will make noise too. I don't think I would attempt to create a master suite downstairs, I know many who agree with me on this, but dividing bedrooms over two levels tends to create "fractured" families. You certainly won't want to be running up and down stairs all night to a restless or sick toddler. It then becomes too easy to have the toddler in your room and that can be a very hard habit to break. Three bedrooms are sufficient for many people so a simple upgrading of the bathroom, wardrobes (if necessary), flooring and window covers should be all that is necessary for the upstairs. The emphasis these days seems to be more in living space and entertaining especially when it includes generous outdoor areas , so I would make that your priority....See MoreFloor plan help please
Comments (10)Good idea, Rachel, to have a master plan before doing any renovating. The last thing you want is to have to redo anything, especially given the costs involved. May I suggest you add a site plan, google view of the roof line, details about building structure and any restrictions you have, any views you have and a north/south indicator. Also helps to mention the area’s climate including prevailing wind direction. Are you a family? Two littlies and a dog, three roommates, grandma, son, older grandchild? Is the office for WFH, or would a study desk be enough? Do you need three toilets, or is the room between the kitchen and main bathroom actually a laundry? What currently works, what doesn’t? All this information will affect what is achievable, and how best to go about it. My first thought was to extend Bedroom 3 to create a Main Bathroom and study (or laundry and turn laundry into study) but no doubt the Houzz community will have many other ideas. But without the specifics, including a ballpark budget, they’re a bit constricted...See MoreCritique our floor plan? Help us come up with better use of space
Comments (21)keeping as close to the original building size as possible (including the added space on the western corner) my suggestion has a full size laundry, big pantry, spacious kitchen, more storage, bigger bathroom, more privacy for master suite and the location of sliding doors allows for external wall space on the deck for furniture but i would also investigate pushing the house further down the block and/or raising the floor higher to allow for potential future extra living space underneath...See MoreFloor Plan Help - Narrowish master, wir $ ensuite
Comments (12)the dimensions are inconsistent so before committing to any ideas you will need to measure the existing spaces accurately and, as already suggested, the best use of limited available space would be to change the entry to the bedroom to avoid wasting space on a hallway but both of my suggestions will probably need a new windows or ventilating skylight for the ens but the original bifold doors should be able to be moved to the new bedroom...See More- last year
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the extensions is about 7m square plus the link so about 60sqm of new work plus renovations inside but there can be some variations within the same location but the placement of the link between original house and extension is very specific and the short answer to your question is NO!.... the attached plan shows that by using your idea the link will not reach the extension unless you swop the alfresco with the new family room and kitchen and then it's it's a long walk from the kitchen to answer the front door or use the bathroom (maybe you need a powder room in the extension?) and you would have to go inside the house or through the carport to be able to reach the backyard from the driveway and the old bed 4 isn't big enough to divide into a hallways plus separate bedroom/playroom sized room
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I don’t have all the measurements yet. Google earth shows the roof but the garage is hidden by a large tree.
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attempting to find the most economical renovation these suggestions include a new master suite that avoids space wasted with the extra hall needed for two extra bedrooms and bathroom, the enlarged family bathroom steals space off the original master bedroom but all the kids' bedrooms are still big enough for a queen sized bed plus biw...the new kitchen dining opens to the new deck, changes to the laundry allows for extra storage without the "exposed to the weather" western entry door and, keeping all existing windows saves money for now but double glazing and sliding glass doors for the dining room and shelter for the deck and a front porch could be added when funds allow ...
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Thanks so much for this, oklouise - much appreciated. I was actually thinking something along those lines, but the worries bed2 would end up too narrow - it’s currently 3.9m wide. The other hallway in the house is 1050 wide - but maybe it doesn’t matter if they are different widths? Love the very practical family bathroom layout you have added to allow for multiple users!
I had also been thinking about using bed 3 space as hallway, bathroom, storage like in this sketch- sorry it’s so messy!!! I can see it’s a lot more changes though than your more streamlined suggestion…
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all my suggested rooms are based on available space and the halls are in different locations although it's quite common to have one hallway with several different widths along the length but, attempting to add a family room to the back of the house by removing an external wall, is not the best option as i expect that the single beam to support the opening will cost more than the new kitchen and where is the laundry and a deck or steps to connect to the garden.... using minimum sizes for your rooms there is now no access to the carport and the extension is about 45sqm... you need to make proper scale drawing with furniture to better understand your own plans...a rough sketch is fine as long as the dimensions are accurate but i think this is what you have drawn
..i suggest that you engage a builder to inspect your property and recommend options and restrictions for what you want to achieve
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oklouise