City villa floor plan 160 sqm - Please provide tips!

Well, but there are things you like and things you don't like, right? Visit show homes! There you get a sense of sizes, a reasonable T-layout needs space. I don't see it that way either. Browse through magazines and think about how the daily space you see first thing every morning can be functional and pretty.

The view from the kitchen window really doesn't work. Even with access from the kitchen, I don't understand the purpose of the pantry at that size. You end up in each other's way.

The "dressing room" does not deserve the name given its size and shape. You can basically only hide an ugly wardrobe there. If your partner is still sleeping, you can't get to your clothes without disturbing them.

No office or "utility room"? Don't you need a corner where a PC can be set up (or a laptop can be placed) to do paperwork? Cabinets for folders? Try also to think a bit about the future! Also with regard to a guest room.

Laundry in the basement? Think about planning the washing machine on the upper floor – where the dirty laundry is generated and also has to be put away in the cupboards again...

I also think the children's rooms are too big, just space alone doesn't make a nice room!

Try to play through your daily routine! A house like that has to work! Processes that get stuck at every corner are no fun!

Unfortunately, I don't like the floor plan at all and I would completely redesign it! And if you've only been planning since November... many here (including us) have been refining plans for a year or longer! There's still a lot of potential!

If you like to ventilate several times a day in summer as well as in winter - it is not necessary. The new houses are airtight - you must not forget that. Fresh air, in winter nothing cools down, no fogged windows, no smell in the silent room.

Are you at least planning a window rebate ventilation?

Draw the correct furniture in scale in every room. There is still quite a lot amiss. Zaba12 has already pointed it out. On the upper floor, I would do without the mini walk-in closet. Not much fits in and the bedroom would look more spacious without it.

The children's rooms could be a bit smaller in favor of the bedroom. The size can possibly be compensated with a gallery in the children's room (though that will be expensive).

I would remove the guest WC in the basement. Plan the ground floor differently. I find the hallway too large and I understand your concerns about the wardrobe. Give the storage room only one door, otherwise nothing remains. Door to the garage is not necessary. Most groceries are divided anyway between the refrigerator and the freezer in the pantry.

Well, but there are things you like and things you don’t, right? Visit model homes! That gives you a sense of the sizes; a proper T-layout needs space. I don’t see it like that either. Browse magazines and think about how the daily space you see first thing every morning can be functional and nice.

The view from the kitchen window really doesn’t work. Even with access from the kitchen, I don’t understand the purpose of the pantry at that size. You end up getting in your own way.

The "dressing room" doesn’t deserve that name given its size and shape. You can basically only hide an ugly cupboard there. If the partner is still sleeping, you can’t get to your clothes without disturbing them.

No office or "multi-purpose room"? Don’t you need a corner where a PC stands (or where you can set up a laptop) to do paperwork? Cabinets for folders? Try to also think about the future! Also regarding a guest room.

Laundry in the basement? Think about planning the washing machine upstairs – where the dirty laundry accumulates and then has to be put back in the closets...

I also find the children’s rooms too big, just the area alone doesn’t make a nice room!

Try running through your daily routine! Such a house has to work! Processes that get stuck everywhere aren’t fun!

Unfortunately, I don’t like the floor plan at all and would plan it completely anew! And if you’ve only been planning since November… many here (including us) have worked on plans for a year or longer! There’s still a lot that can be done!

Thank you very much for the detailed message!

Regarding the model homes: see we have been to model home parks several times, measured everything, etc. For example, partly bedrooms of 11-12 sqm, with only a bed inside, and that’s enough for us. So the bedroom doesn’t have to be bigger, it can even be 1 sqm smaller in favor of the dressing room. I have also seen T-layouts in the form like ours.

When I imagine walking through the floor plan with our furniture, I actually quite like it. Except for the points mentioned in the opening thread.

Regarding the pantry… when I see pantries of 1-3 sqm in all the model homes and catalogs, I find our pantry quite large in comparison.

Would you have suggestions for the kitchen window?

The office or guest room will be built out later in the basement, hence the idea with basement 3 as a guest toilet.

I don't think it's necessary

That may be true, that you currently consider it unnecessary. It's just one of those things that can't easily be retrofitted. A new building, possibly with ETICS, can be problematic for ventilation because today's houses have to be airtight due to the energy saving ordinance. But if you feel like fully ventilating all rooms 3-4 times a day forever, then your statement is correct. Tilt ventilation over a long period is not an option, otherwise there will be mold spots inside. Unfortunately, it's not a decision like manual vs. electric shutters. Because if you ventilate too little and incorrectly, the place will get moldy.

That's why I also have such a problem with the garage... but I can't imagine a kitchen without a window. And moving the house even further back gives me a stomach ache. It's already about 8m from the street to the front door

What's so bad about that? Ours is 10m away from the street and I am very glad about it. It is also a misconception to believe that the part of the plot in the "front yard" is lost space. It is not. And if you want a double garage, you also have to sacrifice the space for it.

With your plot, you also have to consider the expected neighboring buildings. These will - as you already suspect - quite likely end at your west boundary with the garage as edge development. However, I still think it is a mistake to put your garage directly next to it, as you will then block your west sun.

You are framed by 3 streets. Can the access also be done on the right side in the northeast? Something like this:



Regarding the floor plan:
To be honest, I felt the large hallway was the 1st highlight and was happy about this generosity at the entrance. Ironically, this is exactly what you now find wasteful. On the other hand, the children's rooms were much too big for me - but for you they are rather still too small. That's of course funny.
Surely, that can still be optimized according to your wishes. But first the site plan must be fixed. Then you can tweak the floor plan.

Phew, to be honest, I don't see you with a general contractor (at least not in the planning, he can do the execution), I see you with an architect who takes some time for you. And yes: you absolutely have to deal with measurements etc. There's a lot possible, why don't you use it?

Could the bathroom and bedroom be made larger if the hallway is reduced?

As it is now: no!

- The pantry without direct access from the kitchen is not a pantry but a storage room. So create direct access.

The access to the pantry should be from the kitchen, we have already noted that. The pantry is 1.59 m wide - 60 cm shelves are almost 1 m. I think that should be enough to line a wall with shelves.

Well, constantly dragging drink crates and yellow bags through the kitchen, I would reconsider. Shouldn't vacuum cleaner and stuff also go in there? I'd rather see the “pantry” as a storage room and then make it accessible from the hallway - not from the kitchen.

That, for example, the T in the bathroom is "unloving," I also see. But without a suggestion on how it could be done better, I have no ideas either.

Well, as a shower, the little corner is not usable at all. A T was just senselessly drawn there.

I would have everything planned by an architect according to your needs.