Floor plan design for city villa with 168 sqm - Who has ideas?

Well, I build for myself and my own standards. Not for posterity or potential buyers...

I see it the same way.
However, I also live in an area where you can sell almost any house...

Well, I build for myself and my own needs. Not for posterity or potential buyers...

... that’s coming from someone who has never sold. It doesn't hurt to make small compromises or weigh which plans you can live with yourself, but also other target groups.

If my last house hadn’t been a semi-detached house with only two rooms upstairs (ideal for us, but not ideal for a growing family), then I would probably have 30/40k more in my pocket now.

Well, I build for myself and my own standards. Not for posterity or potential buyers...

That is a nice attitude for lottery winners or anyone else who can build with a blank check. However, those who build financed like the majority of Lieschen Müllers and average Joes should not take the ratio between market value and mortgage amount too lightly. You first have to reach the point where you truly have "your" home financially in your own pocket. Paying off a residual debt insurance while unemployed (which can happen nowadays even to the best skilled workers) is no small matter. Divorce, entrepreneurial dry spells, becoming a widow as a "just housewife," and the like—the list of icebergs in open sea is long. And by ice, I do not mean Mövenpick.

That’s a nice attitude for lottery winners or anyone else who can build with a blank check. But if, like the majority of Lieschen Müllers and average Joes, you finance your construction, you shouldn’t take the ratio between market value and mortgage amount too lightly.

Neither one nor the other. I will build a house in my life, and I’m building it for myself. If things go badly and I have to sell, then so be it.

You first have to reach the point where you really have "your" home financed in your own pocket.

That’s called thoughtful and prudent financing. I know when I will be done at the earliest and at the latest.

Unemployment (which can happen even to the best skilled workers nowadays) making payments on a residual debt insurance is no picnic.

I don’t have to pay the residual debt insurance in case of unemployment, that’s what it’s for. But whoever takes out an RDI on such a sum must be either insane or simply have too much money.
And about unemployment: where do you get that from? In a country that has "virtually full employment," I find such statements strange. Especially regarding the professional groups mentioned. If a skilled worker can’t find a job nowadays, something is wrong. I know many industries where there simply are no people but plenty of open positions.
But hey, better write something again just to get another post! Great!

... that’s coming from someone who has never sold anything.

And where do you get this wise insight from?

and everyone

Feedback: It is the least one can do to write back. I am very happy that strangers here want to help me. I am very glad that there are people like you who share their knowledge and enjoy doing so. Really great

Planning appointment: We have our appointment with the architect from the construction company on Valentine’s Day. If he doesn’t help us much with the floor plan, I will most likely look for another freelance architect who can advise us for a few hours. The money is still available. This way, I would simply save time (and money) because the planning phase with the draftsmen wouldn’t take as long and construction could start earlier.

Freelance architect: If anyone knows a good architect in Berlin and surroundings who likes to handle such small assignments, I would be happy to receive contact details.



Building with aerated concrete: On the ground floor, it’s 17.5 cm for (almost) all walls. On the upper floor, it’s 11.5 cm aerated concrete blocks. Some walls could also be made of sand-lime brickstone at an extra charge. I got that from the forum for TM home builders.

Entrance: Don’t worry, I also want to use the main entrance door. I have only often read that the door to the utility room is often used as a normal entrance. As I said, passing by the cars wouldn’t really bother me now. However, the noise from the utility room is a problem for me. But it is very subjective. Some people do not hear the ventilation system/washing machine/gas boiler at all, others complain that they didn’t plan the utility room further away from the kitchen or living room.



Prices: Yes, that’s true. The base price is quite low. We expect more. The house currently has a contract price of 195,000 euros. Included in addition to the standard are: brick cladding, underfloor heating, and electric shutters on the ground and upper floors, central ventilation system, 5 sqm solar panel, additional shower on the ground floor. We expect extra costs in almost every trade. Major items are additional electrical work and the better-equipped bathroom. "Smaller" things, like a better staircase, soundproof walls, and different doors, add up as well. Our pain threshold is about 250,000 euros. However, this should already include a (cheap) kitchen, painting and laying work (partly as DIY) as well as land development (around 12,000 euros). With that sum, our own capital would be used up. The 100,000 euro loan serves as a buffer for unforeseen things, for the interior furnishings, and for outdoor facilities (carport, terrace, garden design, etc.). Of course, we want to use as little of the loan as possible. Then you can still invest the money profitably.



Kitchen on the upper floor: Planning a separate entrance now exceeds my layman knowledge. I will look around for corresponding floor plans. But I think it will be a bit too expensive for us. Also, I have no idea where to install another door with a staircase. Or maybe make an outdoor staircase?! No idea.

Transom windows with additional windows: Good idea! I think we will discuss that directly with the window manufacturer. There are surely other windows in the house that would look good with a transom. I will think more carefully about that.

Only one children’s room: I also think about a possible resale. However, I find it difficult to implement this accordingly. I have to find a middle ground so that we like it and a buyer would also bite in x years. That’s why I drew the second door. Then you could make 2 small rooms of about 10 sqm each from the children’s room. Of course, I find that a bit small. But upstairs there would be 3 rooms for children (including the study) and downstairs one more. I am an absolute layman in this area, but in my opinion, that should be enough. But I am happy to be convinced to divide it differently.

Thanks for the tips!

Stairs, Entrance area: I am struggling with the stairs. The stairs have already been placed in several locations in the hallway. The architect suggested a half-turn staircase (elongated with short treads like now), which starts normally about 1.40 m after the entrance wall. This would have been slightly shorter than the one currently drawn. However, I did not really want a turn at the top either. If I rotate the quarter-turn staircase now and place the tread at the front door, it will be in the way again. I found the steps above head height better (as a layperson). I also had the front door open on the left side. Then the stairs would not be so much in the way. But then it is harder to access the coat rack and shoes if you have to close the door first. Or am I mistaken? It would also be possible to take two side panels of 50 cm each and thus have the door in the middle. That might soften the whole thing a bit. The extra cost would be about 800 euros compared to the standard double door with the large fixed glass. There would also be a more attractive door. We would pay for that if it would make it more practical. How could the stairs be arranged better?

No single-wing terrace doors in the living room: Attached you will find an example with a small sideboard. Is this what you meant? Yes, the parking space in the living room is missing. But I don’t know where else I could add something. I would like to keep the double door on the right side of the plan. But if necessary, it will be a single door.

Double door to the living room: There can also be fixed glazing on the right. The right door would then be pointless if the stairs stayed as they are. Personally, a single door would be enough for me. But my girlfriend wants it as a double door with lots of light (with or without fixed glazing).

I have added some 3D images and floor plans. Please don’t be surprised. Sliding doors are now drawn in. I cannot “close” the windows and normal doors on the floor plan. The staircase is also pieced together from several parts. It also then has stringers on the sides. Hopefully, it’s enough for a first impression.