Single-family house with 156 m² floor area (2 children's rooms + home office)

Hello everyone,

after having read a bit here, I would now like to share our current floor plan. We are actually still at the very beginning... but since we now have a plot of land in sight, everything could go faster than expected.

We had looked at a model house, which we were absolutely thrilled about. Unfortunately, at 180 m² it was too big or too expensive for us, so the floor plan was slightly altered and reduced (to 157 m²). Nevertheless, there are still some difficulties or I have concerns that it might be too cramped. Especially the upper area is not ideal. The bathroom is currently located in the bay window and is really large at 14 m². I think the space could be used better, but how? Put one of the children's rooms there? That would be a bit unfair... Also, the dressing room and the storage room are not optimal because both rooms have sloping ceilings. The storage room is only meant for storing things that are not accessed frequently (Christmas decorations, etc.). The attic can also be used for storage.

Downstairs, I am unsure whether the utility room is large enough (the heating system and washer/dryer will go there, cleaning supplies, drinks, etc.).

Oh, and the drawn-in furniture (and sanitary facilities) are just an example from the advisor; we are not that far yet ;)

Regarding orientation, I have only just started to read up on it. Unfortunately, the plot would have a north-facing orientation... Tips on this are welcome! At first glance, the question arises whether it makes sense to mirror the floor plan (at least on the ground floor) and position the house on the plot so that the entrance is not in front facing the street but on the right.

Here are the required data (as far as available):

Development plan/restrictions
So far, no special restrictions known.

Plot size: approx. 900 m²
Slope:No
Floor area ratio: 0.3
Number of floors: 1
Roof type: hipped roof, half-hipped roof, gable roof
Orientation: North
Maximum heights/limits: 4.50 m eaves height


Builders' requirements

Style, roof shape, building type: Single-family house (prefabricated house) with gable roof and bay window (external dimensions 11.86 x 8.25)
Basement, floors: No basement, 1.5 floors (knee wall 1.20 m)
Number of people, ages: 2 adults (both 30 years), 1 child (2 years), further child unclear
Space requirements on the ground floor: Living/dining, kitchen, office/guest room, guest WC, utility/technical room
Space requirements upstairs: Bedroom with dressing room, 2 children's rooms, bathroom, storage room
Office: family use or home office? Home office
Overnight guests per year: approx. 6 times (1-2 people each)
Open or closed architecture: rather closed, partially open
Conservative or modern construction: rather conservative, open to modern construction
Open kitchen, kitchen island: Kitchen with double door, kitchen island probably not due to size
Number of dining places: 2-4 in kitchen (for quick breakfast), 6-8 seats in dining area
Fireplace: no
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: double carport with storage room
Utility garden, greenhouse: no
Other wishes/special features/daily routine, reasons why this or that should/should not be: The second children's room upstairs should initially be used as a guest room; if a second child follows, then a small sleeping option should be set up in the office. Access to the dressing room from the bedroom; storage room does not have to be accessible from the hallway, can also be accessed from the dressing room.

House design

Who designed it: Planner from a construction company
What do you particularly like? Why?

[*]Double door to living/dining area and fairly open hallway (not a narrow corridor = you don’t quickly get in each other’s way) seem inviting to me;
[*]Access from kitchen to utility room

What do you not like? Why?

[*]Only one possible arrangement for sofa and TV
[*]Size of utility room sufficient?
[*]Large bathroom upstairs not necessary; how to use bay window better?
[*]Second children's room with 11 m² very small
[*]Dressing room and storage room not optimal

Price estimate according to architect/planner: approx. €300,000 (including painting/wallpapering and flooring)
Personal price limit for the house, including equipment: €340,000
Preferred heating technology: Air/water heat pump


Why is the design as it is now? Standard design from the planner with slight deviations

What makes it particularly good or bad in your eyes?

Pro: Basic size ratios of the rooms (except bathroom upstairs) suit us; many rooms, but the gallery and rather open bright hallway avoid a "flat feeling" (maybe a bay window should still be added in front by the stairs and the stairs with a landing; more light incidence thanks to the bay window).

Contra: Due to the gallery and bay window upstairs, there are only few layout options for the rooms. Or do we simply have no ideas?

What is the most important/fundamental question about the floor plan summarized in 130 characters?

How can we change the layout upstairs? (smaller bathroom, bigger children’s rooms, different dressing/storage rooms)? And general feedback is welcome... ;)

Change: Additional information added.

Please provide a site plan of the property so that it can be better assessed. Are the floor plans currently oriented to the north?

Are only 1.5 floors permitted, or are you voluntarily limiting yourselves?

Unfortunately, measurements are missing on the floor plan, but overall I don't find the layout of the rooms very successful. Either too small (for example the dressing room, where hardly any wardrobe fits because there is also a knee wall) and the dressing room is also trapped, meaning that anyone who gets up earlier has to pass the bed at least twice.

What is the item marked in the niche of the utility room? Through the door to the kitchen, a long partition wall is placed in the utility room, but it apparently allows only one possible coat rack space in the hallway.

The guest bathroom door should open outwards according to the layout, otherwise it is really difficult to get out of the room from the inside.

Bay windows and galleries are cost drivers. The kitchen wastes space and yet something you want won't fit in. The bathroom is also a ballroom with size but no sense of space.

Standard design from the planner with minor deviations

One could also say with little enthusiasm and love.

We had looked at a model house that we were absolutely thrilled with. Unfortunately, it was too big or too expensive for us at 180 m². The consultant has now scaled the floor plan down to 157 m², with small changes.

You can't just remove a few budget thousands and square meters and hope to fully maintain the enthusiasm. Having to target about fifteen percent smaller unfortunately means it’s better to choose a different design.

What makes the original design so much the Brad Pitt among model houses that it absolutely has to be this one?

I don't find the floor plan itself so bad. Ok, the bathroom needs to swap places with Child 1, if only because of the sewage issue. Child 2’s room should be a bit bigger - then it works. The whole dressing/storage matter also needs to be reconsidered. But these thoughts aren’t worth much when I hear that you are planning with a north orientation.

In that case, I would urgently advise you to abandon the "Brad Pitt" and look for your own individual - optimized solely for your land - floor plan.

With a northern orientation of the plot, the main rooms + terrace are usually oriented towards the west, to bring the afternoon sun into the house. Of course, this also depends on the surroundings. If there happens to be a high-rise there, the situation looks different again.

Therefore, without a site plan - as Kerstin already said - you can’t really get far... :)

Thank you very much for the hints and questions!

I don’t have a site plan at the moment. However, I roughly sketched how the property and the surrounding properties are situated ;) Maybe it can be of some use?

Are only 1.5 stories allowed or are you voluntarily limiting yourselves?

Since no property was in sight so far, we have cautiously planned for 1.5 stories... 2 stories are often not possible. We just wanted to keep the option open that the house can basically stand on any property. But we have in mind to extend the knee wall up to 1.80 m.

Unfortunately, there are no measurements on the floor plan, but I find the layout of the rooms overall not very successful. Either too small (wardrobe, for example, barely fits a closet, since there is also the knee wall) and then the wardrobe is also trapped, i.e. whoever gets up earlier has to pass the bed at least twice.

That doesn’t matter to us personally because we get up at the same time anyway and assume that won’t change significantly. But actually, the problem is the slant... We had already considered arranging the wardrobe slightly differently and only allowing access to the small storage room from the dressing room. That way there would be no slant in the wardrobe. Maybe I can sketch that later.

What is that which is drawn in the niche of the utility room? Through the door to the kitchen, a long wall is taken in the utility room, but it also seems to allow for a single possible coat rack space in the hallway.

Honestly, I don’t know right now. I would have to ask again.

Guest bathroom door should open outwards with this layout, otherwise it’s really difficult to get out of the room from inside.

Yes, we would probably do it that way as well :)

Bay window and gallery are cost drivers. The kitchen wastes space and yet something you want does not fit inside. The bathroom is also a ballroom in size but lacks spatial feeling.

I had already mentioned the bathroom myself, I am not happy with it yet either. Sure, bay window and gallery are not cheap, but especially the gallery creates an open, bright feeling for me.

Could also be said with little passion and love.

Really that bad?

You can’t just cut a few thousand euros and square meters and hope to fully maintain enthusiasm. Having to target about fifteen percent smaller unfortunately means a better different design.

We talked exactly about that with the consultant, about how much could be reduced. He said at this size you would still achieve about the same effect. Additionally, the original design included a second bathroom upstairs of about 7 m², which we omitted. I personally don’t see it as that severe ;)

What makes the original design so much the Brad Pitt among model houses that it absolutely has to be this one?

For us, it matched exactly the mix of closedness and openness that is important to us. An inviting bright hallway, open kitchen possible, but also the possibility of closure, etc.

I don’t find the floor plan that bad on its own. Ok, the bathroom has to swap places with Child 1’s room, if only because of the wastewater issue. Child 2’s room then a bit bigger – that fits. The whole wardrobe/storage issue also needs to be reconsidered. But these thoughts are pointless if I hear that you are planning with a north orientation

Because of the wastewater issue? You mean because of the noise? I’m not quite sure yet how you can solve that with the north orientation...

With north orientation of the land, the main rooms + terrace are usually oriented towards the west to get the afternoon sun into the house. Of course, this also depends on the surroundings. If there is a high-rise exactly there, things look different again.

... thankfully no high-rises. Only single-family homes around ;)

We think hand sketches are great. :)

Phew, your left neighbor has quite a crappy plot. Is there already something built there? Otherwise, you’d have to plan the existing cramped construction there along with the expected surrounding developments.

You should definitely first plan how you want to place your house on the land. So where should the terrace be? Be sure to explain right away, otherwise the forum will protest. ;)