ᐅ Floor Plan Optimization, Single-Family Home, Urban Villa 12x12 m

Hello everyone,
We visited several model homes, spoke with different construction companies, and reviewed a number of floor plans. Unfortunately, many of the designs didn’t meet our expectations. As a result, we drew the floor plan ourselves using a 3D home design program.

We are quite satisfied with the upper floor. However, we see room for improvement on the ground floor. For example, is the hallway too large or too narrow? Also, the layout of the guest room and the guest bathroom needs reconsideration. Would it be possible to convert this room (with shower toilet) into a small separate apartment?

Attached are both floor plans as well as two perspective images.

We look forward to your feedback.

Thank you very much! Lia

Building regulations/restrictions
Plot size: 821 m2 (approx. 21 m (69 feet) wide and 35 m (115 feet) deep, not quite rectangular)
Slope: none
Site coverage ratio: 0.4
Building setback: 5 meters (16 feet) from the street, 4 meters (13 feet) from neighbors
Number of stories: max. 2
Roof type: hipped roof
Architectural style: modern
Maximum height restrictions: eaves height 6 m (20 feet), ridge height 8.5 m (28 feet)

Client requirements
Style, roof form, building type: modern, hipped roof
Basement, number of floors: 2 full floors
Household size and ages: 2 adults in their mid-30s, 1 child, 2 years old
Space requirements on ground floor: cloakroom, guest room, guest shower WC, utility/technical room, kitchen, pantry, living-dining room
Space requirements on upper floor: 2 children’s rooms, master bedroom, dressing room, laundry room, bathroom, office
Office: home office
Number of overnight guests per year: several times a year
Open or closed layout: open
Traditional or modern construction: modern
Open kitchen, kitchen island: open kitchen with work island
Seats at dining table: usually 4-6, at celebrations at least 15
Fireplace: yes
Balcony, roof terrace: roof terrace above garage
Garage or carport: garage
Kitchen garden, greenhouse: no
Additional wishes/particulars/daily routine, reasons for including or excluding certain features:
- open space/void
- large west-facing windows due to no neighbors
- cloakroom
- covered entrance

House design
Who designed the plan:
- ourselves

What do you like most?
- spacious, open living and dining area

What do you dislike? Why?
Estimated cost according to builder: approx. 550,000
Hallway (takes up too much space?), guest room on the ground floor (too awkwardly shaped)

If you had to give up some details or extensions
- hallway space

Why was the design made this way? For example:
We arranged the rooms so they made sense to us and took room sizes into account.

What is your main question about the floor plan in 130 characters?
Are there any possible optimizations for the floor plan?

Lia_Home schrieb:

Building setback: 5 meters (16 feet) from the street, 4 meters (13 feet) from the neighbors

Where exactly are the neighbors? With the usual arrangement (right and left), I don’t quite understand how you want to maintain 4 meters (13 feet) distance with a 12 m (39 feet) house and almost 7 m (23 feet) garage. 😉

Otherwise, the floor plan will definitely work, which is not such a big deal at this size. From my point of view, it’s a typical 2021 floor plan with several “must-haves.” Whether it meets your wishes and requirements, you’ll have to decide yourselves. However, I would reconsider placing the children’s rooms exactly next to the noise source, because otherwise, when you have visitors after the kids’ bedtime, you’ll only be able to whisper.

Lia_Home schrieb:

Is it possible to convert this room (with shower toilet) into a granny flat?

I think the granny flat option is slowly becoming one of the must-haves as well. 😉 It’s definitely possible (somehow), but who would benefit from it? (And who will pay for it?)

Lia_Home schrieb:

Cost estimate according to the builder: approximately 550,000

Is this a shell house? Otherwise, I consider that clearly too low – even without a garage and with the most basic fittings. I calculate around 2,350 EUR/m² (square meter), which I think was not feasible in 2021 for this floor plan.

I don’t really want to say much about the floor plan because I always find these cube-style houses somewhat impractical and not very attractive – but:
I would definitely question the budget, and, fundamentally, I would think carefully about whether the children’s rooms should be directly adjacent to the open space above the living area.
Our little one would really have trouble sleeping there in the evening, even without guests. It’s just extremely noisy that way.

saralina87 schrieb:

I don’t really want to comment much on the floor plan because I always find those cube-shaped houses somewhat impractical and not very attractive – but:
I would definitely question the budget, and fundamentally, I would seriously reconsider whether the children’s rooms should be directly adjacent to the open space above the living area.
Our little one would really have trouble sleeping there in the evening if no guests are around. It’s just extremely noisy like that.

That’s exactly what I thought as well. In my view, such an open space might look nice visually, but it can echo a lot and isn’t great for the kids in the evening.

Yes, it can be done, but only with a significantly larger budget. Unless you are building in a very affordable area, this would be more like a 750,000-euro house, if that is still sufficient nowadays.

And the open space is stylish, but impractical and only really makes sense as a living feature if you have plenty of money and living area to spare.
I recently had an appointment at a villa from the 1980s that had such an open space in the dining room with large windows facing the garden and a beautiful gallery above. Great, representative architecture, but it isn’t very cozy. The owner said that when we spread out the folders on the dining table for 12 people in a corona-compliant manner, at least the room was being used. They themselves hardly use the dining area. It’s too noisy, too bright, and too hot in summer. The family prefers to eat in the kitchen, and even visiting friends tend to choose the kitchen. The space is only used for dinner appointments with special business partners and at Christmas.