Floor plan ~138 m² living area, two full floors city villa

The shower is a bit generous (perhaps you could still carve out a little vacuum cleaner closet from the hallway), and the hallway along the children's rooms is somewhat narrow. I wouldn't create an open space there. That is a nice spot for a reading chair. Such an open space fits better in a larger house, as does a passage from the garage. Its length is a bit tight: if you ever want something longer than a mini, the front would already be close to the partition wall (and less space behind wouldn't make much sense either).

For a first draft, I find what I see quite refined. Give the house an extra meter of edge length and also the garage an extra meter in length; the floor area ratio allows for both (with building boundaries in the plan, one would see more). I consider this floor plan (as mentioned, with the suggestion to inflate it by 1 m) to be functional. I would also leave the two bathroom doors as they are.

A tent roof works best when square; you have already recognized that correctly.

Hello everyone,


First of all, many thanks for the sometimes critical feedback.

Without wanting to explain why we are not realizing a larger plot or a larger floor plan, we live in the Rhine-Main metropolitan area and the price per m² of the plot is 480 euros.

In addition, there are currently just two of us and we are only planning for one child, but of course you never know

So you can imagine that we are also limited somewhere, as we do not want to exhaust our financial burden.

With the preferred developer there is a square town villa, after all, for a comparably honest and concrete price.

Now I would also like to make a few comments on your suggestions to further stimulate the exchange.

Good morning,
I have 2 questions:
- is the office used for daily work in the home office?
- how is access from the garage to the house supposed to work if it is not attached to the house?

And a comment on the kitchen, the island is probably going to be a bit small.
Finally: the 3.5 meters TV sofa should actually be sufficient. Just search for a calculator to calculate the optimal seating distance.

- The office is used around 2 times a week. Why?
- Yes, it was one of my wishes, but so far I have not been able to integrate it sensibly into a town villa floor plan.
- How big should an island be? There is of course still some room here and there, since I have already inserted a relatively large dining table. We could instead shift the stairs more towards the entrance and rotate the dining table by 90°.
Assessments are welcome.

Regarding the orientation:
Do building envelopes have to be observed?
Often 5 m distance from the street has to be maintained. Do the aforementioned 3 m also apply there? Is it at least 3 m, depending on the height?

Relatively flexible. Actually only 3 m distance on every side. What do you mean by height?

And then I looked at the site plan:
In my opinion, the house shape does NOT fit the plot.
One should choose an elongated shape, long side facing N/S, then you have your connection to the garage, although I let this passage be hotly debated here in this house construction forum because in most cases a) it is unnecessary and b) it ruins the rest of the design.

And then the gable side (short side) on the south side? Then the garden in the south would become even smaller.

We remain open to your feedback.

- In your opinion, does it make sense to shift the stairs a bit towards the front door?
- Rough calculations result in about 134 m² for this floor plan
- We actually planned to keep the washing machine and dryer in the utility room and do laundry there.
- How big should a utility room then be? Heating will most likely be a geothermal heat pump + underfloor heating with a central ventilation system

Relatively flexible. Actually only 3m distance on each side. What do you mean by the height?

It is probably meant that the 3m is not always fixed, but setback areas are sometimes required to be larger if the building exceeds a certain height.

With the preferred developer, there is a square townhouse now for a comparably honest and concrete price.

Is there a specific base model for their price offers that you have modified here, or is the starting point simply a square in a "suitable size"?

Good morning,

so the first is not the case. The three meters simply have to be taken into account, regardless of the height.

The pricing model is the exterior dimensions of the house with the number of rooms. After the rough price proposal, it goes to rooms, doors, windows, etc. It is built monolithically.

You did not address the dimensions. Regarding the longitudinal sides of the house, as I wrote: N/S -> North/South. I find 138 sqm completely fine, but you are squeezing a lot into this design that would work better and more spaciously if a different type was used. The house consists of too many traffic routes. I would estimate the upstairs hallway at about 20%. With 148 sqm, one should use the valuable square meters more sensibly. I don't see any storage space at all, but it is absolutely necessary. Where will the wardrobe, seasonal clothing, shoes, decoration items, sports equipment, etc. go? I would say goodbye to the central staircase, which only looks good if the entrance/staircase is arranged symmetrically. Best regards in brief

Hm I mentioned the dimensions are 9.50 x 9.50 meters.

A straight staircase is our wish and is also considered in many floor plan proposals for the size. The wardrobe will be placed between the entrance door and the utility room. We want at least a 7m long garage for the terrace/garden.

We have storage space under the stairs and in the study.

We currently live in a 2-room condominium with 60 m2. It is definitely enough storage space for us.