My floor plan for a 4-family house, please share your opinions

South garden? There is a four-meter boundary strip...

Sorry, I meant the west, in front of the ground floor apartments.

Well, with 16m x 16.5m, about 200m2 of living space per floor should be possible. Subtracting the staircases, that’s about 90m2 per apartment. On the ground floor and first floor, a 3-room apartment could be created each. On the top floor, a 1.5-room apartment.

All of this always under the condition that a merger into a spacious semi-detached house is really a crucial prerequisite; otherwise, I would plan very differently there anyway!

Family with child/children in the smaller apartment and singles in the 125 m2 apartment? No, thanks

If a family will not use the 75m2 large, private, fenced garden, with a garden house, barbecue area etc. because it is 18 steps and 5m away, I can't do anything about that..

What do your tenants on the ground floor actually say when the tenants of the upper floor look directly from their "private, fenced garden" into their bedroom and children's room? Or plant a tree there, set up their barbecue, place their garden house, create the compost ...

Honestly, think seriously again about the "private" garden for the upper floor apartments. Your effective building area is almost square, so why not orient it with the entrance(s) to the north and gardens to the south? Then you only need one path to the two entrances and you can assign the entire garden to the ground floor apartments. There is hardly any public garden area left that you would have to maintain. (I assume that the idea of the 75m2 gardens for the upper floor apartments was born from this)
But yes, as a working person, I would also prefer a WSW orientation for a terrace rather than SSO.

Actually, this is about the floor plan, which could possibly be worked on with useful ideas and tips. I have already gratefully received good tips here. But even if it is well meant, I do not want to engage in further discussion now about building a multi-family house with six apartments or a house with three apartments instead of a duplex. I will not build the perfect rental house, at least not with my budget, but it will be much better than some rental apartments!

I have four children, I also lived in a rented apartment back then and even in an upstairs apartment with its own garden. That was very pleasant, everything was in the garden shed, and it was by no means impractical for us with the children. Sometimes we lacked electricity and water, but in this house, if possible, I want to do better.

And again, if the two apartments stacked on top of each other are to be combined, one or more partition walls will be demolished and rebuilt, as required by structural engineering.

That a bedroom and a children's room are to be in the upper apartment and a children's room in the attic is only fictionally determined; you can of course make two children's rooms downstairs and a bedroom behind the gallery in the attic. I have not defined these rooms; the designations need not be taken seriously.

What do your tenants on the ground floor actually say about the tenants from the upper floor looking directly into their bedroom and children's room from their "private, fenced garden"? Or planting a tree in front of it, setting up their grill, placing their garden shed, setting up the compost ...

Honestly, seriously reconsider the idea of a "private" garden for the upper floor apartments. Your effective building window is almost square, so why not orient it with the entrance(s) in the north and the gardens in the south? Then one path to the two entrances is enough and you can assign the entire garden to the ground floor apartments. There would hardly be any public garden space left for you to maintain. (I assume this is where the idea of 75m² gardens for the upper floor apartments came from) But yes, as a working person, I would also prefer a WSW orientation for a terrace rather than SSO.

I have thought about that too, the garden house will be set up/erected by me exactly where I consider ideal, which would be the outermost corners on the east side, where the grill areas will also be, which I will also build. For compost, garbage bins, etc., there is a space further away from the house behind the garages, it will not be allowed elsewhere. And hardly anyone in their right mind would plant a tree directly in front of a bedroom window. All of this can be contractually fixed.

We have also thought about the entrance doors on the north side, but I see more disadvantages in that, such as living door to door allowing less privacy, and the long walks to the house are also not that attractive. Furthermore, the gardens assigned to the upper apartments would completely disappear as a result. Do you think I would get more rent if I offered the smaller ground floor apartments 150 m² of garden instead of up to 75 m²? The answer is clear, no. That would be rather disadvantageous because the garden maintenance that can be expected from a small apartment would be hugely oversized and the upper apartments would not be more attractive without garden use.

Families with children like to have a garden in front of the terrace, whereas well-off couples often prefer not to have one

Do well-earning couples rent apartments where the wardrobe watches them while f*cking? *SCNR*

Greed eats brains.

I would rather put it like this about this architect: lack of ambition eats creativity.

Instead of building 4 thoughtless apartments, where the tenants usually stay only one or two years before getting something bigger (screw high-quality equipment, since that would also push the rent a bit higher), or where they could better realize themselves, I would also advocate a different layout, preferably only three units.

Absolutely. Golden faucets don’t make up for washing machines standing next to them; for above-average rent, the style must also have class. High earners don’t rent with slapdash floor plans, except perhaps on a Prinzregentenchaussee.

- Staircase direction uniform, take variant north side

Entrance door turned away, internal staircase of the maisonette spiraled and independent.

What you’re doing now is fiddling around again, without thinking about the root cause of the deficiency.

That’s right.

As a landlord, you do want tenants to be found there and to feel comfortable. (Every tenant change is uneconomical and wears down the property.)

Not understanding THAT, in my opinion, makes the architect more unsuitable than his planning deficiencies.

There won’t be a lack of applicants either, and luckily you can choose your tenants yourself.

Exactly—for this belief to come true, the attractiveness must fit. For me, it was worth searching a year longer to have daylight and analog air in the bathroom. Aside from that: the foundation of choosing tenants yourself consists of having the ideal tenant avatar in mind when planning—and that is concrete (in the sense of being differentiated and formulated)!

I will not build the perfect rental building, at least not with my budget, but it will be much better than some rental apartments!

Especially if your calculation only works out when the building is fully rented, the apartments must fit the desired tenants, otherwise it won’t work.

- since framework conditions were asked for: I linked the "old" thread in #4 -

Here is a rough sketch of what goes where, of course not exactly in mm.