Floor plan of a city villa with approximately 160 m² without basement

Hello everyone,

we are pretty much at the end of our planning. That’s why we wanted to hear your opinion on the floor plan of the house. I have been reading along enthusiastically in this forum for months now. I especially like the helpfulness and the good tone of communication in this forum. However, this does not mean that you should not give criticism. We are grateful for any comment or idea for improvement.

One small problem is the orientation of the plot. Our main facade faces southwest, but when the house is built, there will be only about 6 meters to the neighbor’s property (depending on where the double garage will be placed). The main garden is also towards northwest. We had planned the terrace in an L-shape from southwest to northwest. We will probably spend more time on the terrace in the northwest (that’s why there is also a sliding door leading outside there). If the main facade (living/dining area) faced northwest, I think the living room would become too dark (north). But I am happy to be corrected if that is not the case.

At the beginning, there was also going to be an office on the ground floor. However, that would have made the kitchen too small. We have now planned the office upstairs, which is fine for us. The bathroom is located in the north, but it has a nice size (should be sufficient). At first, we wanted a T-shaped solution (probably because it was very often in the model houses and we liked it there). But I believe an L-shaped solution might be better here. There is a wall about 1m high planned in front of the toilet as a privacy screen.

I have provided the floor plans with cardinal directions and measurements. The house is approximately 10x10 meters outside (does not have to stay that way). I have also additionally sent furnished floor plans. The plot is included as well, but without building window (full width and about 20 meters deep into the property from the street). The submitted exterior views correspond with the floor plan, only the street view has changed slightly on the ground floor (kitchen window and pantry window are a bit different than in the exterior view). Additionally, we shifted the sliding door in the living room slightly into the room on the floor plan so that a couch does not block the passage to the terrace.

In the exterior views, the street is unfortunately on the wrong side (now southeast as in the floor plan). We previously had another plot. However, there would have been some problems (slope, etc.) with it. Therefore, we were able to acquire this plot at short notice. Also, the garage is reversed and does not necessarily have to have distance from the house.

So, I have probably forgotten quite a bit. But I will try to answer your replies as quickly as possible. We are already looking forward to your opinions / criticism

Best regards from Bavaria

Development Plan/Restrictions
Plot size: approx. 825m²
Slope: no
Floor area ratio: 0.4
Floor space index
Building window, building line and boundary: building window full width of the plot, approx. 20m deep into the plot from the street
Edge development
Number of parking spaces: 2
Number of floors: 2 full floors
Roof shape: gable roof, hipped roof, shed roof
Style: urban villa
Orientation: freely selectable
Maximum height/limits: max. 8 meters height
Other specifications

Client Requirements
Style, roof shape, building type: urban villa, hipped roof or tent roof with 22 degrees pitch
Basement, floors: slab on grade only, 2 full floors
Number of people, ages: 2 persons (33,30)
Space requirements on ground floor, upper floor: approx. 80 m², total approx. 160 m²
Office: family use or home office? Family use
Guests per year: approx. 10
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, island: open kitchen with island
Number of dining seats: 4-6
Fireplace: yes, currently not shown (not sure where to put it at the moment)
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: double garage, preferably right side of the house (flush) and at the property boundary, exact location still uncertain
Utility garden, greenhouse: no
Other wishes/special features/daily routine, also reasons why this or that should not be:
should be:
- large open living/dining/kitchen area
- bright living/dining area, therefore 5 floor-to-ceiling windows here
- pantry
- large bathroom (hence the swap with office/guest room)
- fireplace
- dressing room

House design
Who made the plan:
- planner from a construction company (still with office on ground floor)
- do-it-yourself (current plan slightly adjusted since office on ground floor was eliminated)
What do you particularly like? Why?
- large open living/dining area
- pantry
What do you not like? Why?
- entrance area big enough?
- parking space garage right next to the house possible and good?
- entrance unfortunately on the right side of the house and not from the front. Not a big problem
Price estimate according to architect/planner: approx. €290,000 (house and slab only)
Personal price limit for the house, including equipment: approx. €400,000
Preferred heating technology: air-to-water heat pump, complete underfloor heating

If you have to do without, on which details/extensions
- can you do without: straight staircase (can also have other shape)
- can you not do without: large living/dining area, open kitchen, fireplace

Why did the design become how it is now?
At first, the plan included an office on the ground floor. The technical room was in front of the kitchen (now pantry), which made the kitchen too small (unfortunately discovered when measuring). The office was replaced by the technical room and the office moved to the upper floor (fine for us)
Standard design from planner?
Which wishes were implemented by the architect?
Almost all, but originally still with office on the ground floor
A mixture of many examples from various magazines...
What makes it particularly good or bad in your opinion?

What is the most important/basic question about the floor plan summarized in 130 characters?
Is the room layout okay? Is the hallway big and bright enough? Should rooms be arranged or divided differently? Is the orientation regarding the sun okay?

I would replace the floor-to-ceiling windows in front of the sofa with windows that have a parapet.

Pantry barely usable. No shelf fits to the left or right of the window, and not opposite the door either. Possibly give the room half a meter more depth.

Shopping at your place requires a house tour. Entrance, hallway, living room, kitchen, pantry. Possibly create a direct hallway access to the kitchen by mirroring the stairs or placing the kitchen on the side of the utility room. Someone will surely come up with an idea.

I don't like the bathroom on the upper floor, the bedroom is quite narrow. It might not be as comfortable to walk around if you have a bed with a slightly larger frame at the foot end.

Really, I don't understand the garages. Could they possibly be drawn incorrectly? If I place the house and imagine the garages to the right (instead of the left) next to it, it gets quite tight around the supposed terrace area. Therefore, I would first clarify the orientation.

Thank you for the quick responses


More depth for the pantry would work. The door should be a sliding door into the pantry, I just haven't found one to draw. A door to the pantry from the hallway is also a good idea, thanks. Make the window smaller or move it? Or leave it out entirely and only equip with ceiling lighting?

In the living room, we specifically wanted to have a sliding door there because we also want to go out to the terrace from there. Swap the kitchen with the utility room... won't the kitchen then be too dark? We planned it on this side because of the morning sun.


Sorry, the exterior views are unfortunately not correct here. They are still from the old house plan. I wrote this above in the long text, but it probably got lost. I just wanted to send the exterior views because the windows etc. are clearly visible here. The street is also unfortunately still on the wrong side in the pictures (it is now parallel below the house)

@kaho678 Sorry, the exterior views are unfortunately not correct here. They are still from the old house plan. I wrote that in the long text above, but that probably got overlooked. I just wanted to send the exterior views along because the windows etc. are easy to see here. Unfortunately, the street is also still on the wrong side in the pictures (it is now parallel below the house)

I'm afraid that will only cause confusion. Maybe you should draw the site plan yourself with the house included.

As you have marked it, it is correct. On the far right, the garages are to be positioned at the property boundary and then the house next to the garage. This still leaves space to the neighboring property in the southwest.

I will draw the house itself into the upper site plan later, I am just out at the moment.