Floor plan design of a city villa with a hip roof approx. 190 sqm living area

Development plan/restrictions: There is no development plan, therefore no restrictions
Size of the property: 760 sqm
Slope: No
Site occupancy index: No
Floor area ratio: No
Building envelope, building line and boundary: No
Edge development: No
Number of parking spaces: 2-3
Number of floors: 2 full floors
Roof shape: Hipped roof
Architectural style: City villa
Orientation: South
Maximum heights/limitations: No
Further requirements: No

Requirements of the builders
Architectural style, roof shape, building type:
We imagine a city villa (hipped roof)
with 2 full floors + fully basement.

Number of people, age: 2 persons (25 years + 26 years) + later 2-3 children

On the ground floor there is a cloakroom niche with a door to the double garage. A guest bathroom with shower as well as a multipurpose room (office, storage option, possibly guest room) are also planned. Next to the kitchen with cooking island there is a pantry with window. We would very much like to separate the planned dining area from the living area on demand with a sliding door. Here the question arises whether this is possible at all. The dining area is designed for 8 people. The fireplace should be placed between the dining and living areas, although we are not yet 100% satisfied with its current location in the current plan.

On the upper floor is the master bedroom (oriented away from the busy street in the south and so that the sun shines into the bedroom in the morning). The dressing room is accessible from the hallway, as we did not want a door from the bedroom. The reason is possible noise disturbance if the other partner is still sleeping.
Furthermore, upstairs there are two roughly equally sized children's rooms and an office for home office. The balcony extends across the entire south side, so in theory you have access from children's room 2, the office, and also the bathroom. The planned bathroom features a double sink, shower, bathtub, toilet. The bathroom door is giving us headaches...

In the basement there will be a utility room for washing machine, dryer, etc. A wellness room with sauna is also planned. Other rooms in the basement are intended for heating and a workbench.

We would like a utility garden with raised bed but do not yet know exactly where.

House design
Who is the planner:
Modified prefabricated house floor plan with our own room division and arrangement

What do you particularly like? Why?
We especially like the large, bright partially open dining and living area. The rooms and their arrangement are also perfectly tailored to our needs.

What don’t you like? Why?
- Cloakroom possibly too narrow at 1m.
- Pantry tapers too narrow, but we do not want to miss the window.
- Fireplace location possibly still to be optimized
- Living room still open, sliding door between dining and living area desired
- Bathroom door on the upper floor problematic
- Window in the dressing room

Price estimate according to architect/planner: €450,000
Personal price limit for the house, incl. equipment: €450,000
Preferred heating technology: District heating/gas/air heat pump, additionally possibly a ventilation system with heat recovery, as well as photovoltaic and solar system.

If you have to give up, on which details/extensions
- can you do without: sauna, bay window, install tiled stove later
- can you not do without: /

Why did the design become what it is now?
We have thought a lot, drawn many different plans and discarded them again and have thus come step by step to this result.

[B]What is the most important/basic question about the summarized in 130 characters?
[/B]
How can the bathroom door on the 1st floor be better planned?
Sliding door between dining and living area possible?
Pantry tapering too narrow?
Is the layout sensible?
Is cloakroom too narrow at 1m?
Alternative place for fireplace?
Change window in dressing room?

Thank you very much in advance for your effort and support. The more often you look at your own plan, the more "operationally blind" you become. We are therefore glad that outsiders can now take an objective look at it and share their opinion.

Pretty good already. The views and windows are still a bit of a disaster. Placement and size are sometimes oversized and inappropriate. The door and window in the dressing room should be centered. Pantry including window is poorly designed. Maybe better something like this:



The giant X in the living room is supposed to be a fireplace? Should it also be in the children's room? Otherwise, the chimney could probably be placed there more elegantly and much smaller. I find the wardrobe okay. However, I would forgo the door from the garage. The two steps to the front door are not worth it.

The sliding door thing in the living room will probably be used so rarely that one should really think about the sense and nonsense of it.

The layout on the upper floor is not optimal. Bedroom too large – you could save space by entering through the dressing room and shifting the walls accordingly. The bathroom would rather be expected near child 1 and all children's rooms facing south.

The cabin is not small. Whether it can be managed for 450K fully basemented – I have my doubts. Maybe the financial question should be the priority first.

Attached is the redone upper floor, with dark blue indicating the bathroom, and I quickly had to rotate the stairs. Ideally, I would also mirror the layout horizontally so that the bathrooms are aligned on top of each other, then the stairs would remain as they are. However, I don’t know the preferences for the bedroom yet. The door to the dressing room would need to swing the other way.

The usefulness of the bay window is questionable. On the upper floor then a balcony? I would rather plan for an extra 100 grand.

On the ground floor there is a cloakroom niche with a door to the double garage.

I will never understand why anyone "needs" this pass-through door directly from the steering wheel to the sofa, or rather what kind of robbery, murder, rape, lions, lightning strike, or downpour one fears on the two-meter (!) path outside between gate and door.

We would very much like to separate the planned dining area from the living area with a sliding door as needed. The question here is whether this is even possible.

Counter-question: why is it necessary? I prefer to look from the sofa at the dining table with bowls of fruit and nuts than at a multipurpose community hall size-reducing sliding door.

The fireplace is to be placed between the dining and living areas, although we are not yet 100% satisfied with the current location in the current plan.

Simple solution: get rid of it. You don't even light fireplaces in houses compliant with the Energy Saving Ordinance anyway.

The dressing room is to be accessed from the hallway because we did not want a door from the bedroom. The reason is potential disturbance when the other partner is still sleeping.

But this also works if only the dressing room opens directly off the hallway and the bedroom has no own door to the hallway. By the way, I would not do the bedroom the disservice of mirroring the ground floor windows onto it.

Furthermore, upstairs there are two roughly equal-sized children's rooms as well as an office for home office.

But the office is the thorn in the floor plan there.

We would like a utility garden with a raised bed,

I am twice as old and still can get down on my knees and back up fine.

modified prefabricated house floor plan with our own room layout and arrangement

Left-handed people are unwanted here, but you can still reveal the type.

I just want to point out that if you have no buffer, then "Preisschätzung Architekt" = "Persönliches Limit" is a very fatal situation. Deviations upwards are common.