ᐅ Floor Plan Design: Single-Family Home with 4 Bedrooms and Office, 160 sqm
Created on: 9 Mar 2024 21:55
J
JKL_2024Hello dear community,
we are a family of five (2 adults, 3 children) currently planning to build a house. It is quite challenging to find a floor plan with 4 bedrooms plus an office/guest room while keeping the overall size affordable. We have already tested several layouts and would appreciate your feedback and comments. Our current plan is a compromise between construction costs and size. So our main focus is to get the most out of the available space. Of course, having more space would be better, but unfortunately, we are limited to about 160 square meters (1,722 square feet). We would like to use this floor plan to obtain comparable offers from home builders.
Thank you in advance!
Development Plan / Restrictions
Plot size: 550 square meters (5,920 square feet)
Building envelope: 12 m x 20 m (39 feet x 66 feet)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Number of floors: 2
Roof type: hip roof
Architectural style: classic city villa
No formal development plan, §34
Owners’ Requirements
Style, roof type, building type: city villa with hip roof, 2 floors without basement
Space requirements ground floor, upper floor: approx. 150 square meters (1,615 square feet) (2 adults, 3 children)
Office: home office with 2 workstations
Guest stays per year: mainly grandparents, 2-3 times
Open or closed architecture: open
Conservative or modern design: modern, open kitchen
Number of dining seats: 8
Fireplace: no
Additional requirements:
House Design
Origin of the plans: self-designed based on several examples and inspirations from the internet. The windows are still placeholders.
We are unsure about the bay window. We have planned it to gain some extra space for the dining table, especially when guests come, as we can easily have 10 people. Additionally, it helps to fit in the 3rd children’s bedroom better. The question is how the cost of a bay window compares to simply increasing the overall floor area. Maybe someone here has experience with this. Also, if other arrangements might exist that use the space more efficiently.
Budget limit for the house, including fixtures: 550,000 euros (approx. $) (including photovoltaic system and ready to move in)
Preferred heating system: heat pump
Ground Floor
Upper Floor
Site Plan
we are a family of five (2 adults, 3 children) currently planning to build a house. It is quite challenging to find a floor plan with 4 bedrooms plus an office/guest room while keeping the overall size affordable. We have already tested several layouts and would appreciate your feedback and comments. Our current plan is a compromise between construction costs and size. So our main focus is to get the most out of the available space. Of course, having more space would be better, but unfortunately, we are limited to about 160 square meters (1,722 square feet). We would like to use this floor plan to obtain comparable offers from home builders.
Thank you in advance!
Development Plan / Restrictions
Plot size: 550 square meters (5,920 square feet)
Building envelope: 12 m x 20 m (39 feet x 66 feet)
Slope: none
Site coverage ratio: 0.2
Floor area ratio: 0.4
Number of floors: 2
Roof type: hip roof
Architectural style: classic city villa
No formal development plan, §34
Owners’ Requirements
Style, roof type, building type: city villa with hip roof, 2 floors without basement
Space requirements ground floor, upper floor: approx. 150 square meters (1,615 square feet) (2 adults, 3 children)
Office: home office with 2 workstations
Guest stays per year: mainly grandparents, 2-3 times
Open or closed architecture: open
Conservative or modern design: modern, open kitchen
Number of dining seats: 8
Fireplace: no
Additional requirements:
- Open living/dining area and kitchen
- Utility/technical room large enough for laundry and with exterior access
- Bathroom with double sink and preferably a T-layout
- Guest toilet with shower on the ground floor
- Office for home office that can also serve as a guest room
- Option to have a second small desk in the master bedroom or a second workspace (both work from home frequently)
House Design
Origin of the plans: self-designed based on several examples and inspirations from the internet. The windows are still placeholders.
We are unsure about the bay window. We have planned it to gain some extra space for the dining table, especially when guests come, as we can easily have 10 people. Additionally, it helps to fit in the 3rd children’s bedroom better. The question is how the cost of a bay window compares to simply increasing the overall floor area. Maybe someone here has experience with this. Also, if other arrangements might exist that use the space more efficiently.
Budget limit for the house, including fixtures: 550,000 euros (approx. $) (including photovoltaic system and ready to move in)
Preferred heating system: heat pump
Ground Floor
Upper Floor
Site Plan
I’ll keep it brief:
Get professional help—there are many issues with this design. You’ll only get comparable quotes from homebuilding companies if you involve an expert (aka an architect). Otherwise, you’re comparing apples to Nutella and hollandaise sauce.
Some notes on the floor plan:
- Bay windows are generally expensive compared to simple shapes
- You’re losing a lot of usable space in the center of the living room/dining room/kitchen area
- The door to this room is placed awkwardly
- Unnecessary circulation space to reach the rooms on the left side of the ground floor plan
- Utility room planned without a clear idea of what needs to go in there. If you always have to pass all the technical equipment when doing laundry to reach the rear (bottom of the plan) part of the room, that’s inconvenient. Generally, the utility room should be located farther from the front door than the guest toilet, because it’s more likely someone will say, “I need to quickly use the restroom!” just before leaving than “I need to quickly do laundry!”
- Office: just a note that a room with a bed is generally no longer tax-deductible as an office
- Many window sizes and positions are not harmonized in width or location. The house will look accordingly uneven from the outside
- The second desk upstairs in the dressing area will probably be hardly usable due to limited space to sit comfortably with a chair
- The child’s bedroom at the top of the plan is long and narrow. We also have a child’s room like this in our older house, and I find it impractical for furnishing
- Unfortunately, one of your children is treated like a stepchild. Otherwise, there’s no explanation why two children’s rooms face the garden while the third looks out onto the street and the driveway access to the back lot
- The bathroom could be much more compact
- The hallway on the upper floor is internally trapped with only a bit of light from the stairs—this area will never be bright
Get professional help—there are many issues with this design. You’ll only get comparable quotes from homebuilding companies if you involve an expert (aka an architect). Otherwise, you’re comparing apples to Nutella and hollandaise sauce.
Some notes on the floor plan:
- Bay windows are generally expensive compared to simple shapes
- You’re losing a lot of usable space in the center of the living room/dining room/kitchen area
- The door to this room is placed awkwardly
- Unnecessary circulation space to reach the rooms on the left side of the ground floor plan
- Utility room planned without a clear idea of what needs to go in there. If you always have to pass all the technical equipment when doing laundry to reach the rear (bottom of the plan) part of the room, that’s inconvenient. Generally, the utility room should be located farther from the front door than the guest toilet, because it’s more likely someone will say, “I need to quickly use the restroom!” just before leaving than “I need to quickly do laundry!”
- Office: just a note that a room with a bed is generally no longer tax-deductible as an office
- Many window sizes and positions are not harmonized in width or location. The house will look accordingly uneven from the outside
- The second desk upstairs in the dressing area will probably be hardly usable due to limited space to sit comfortably with a chair
- The child’s bedroom at the top of the plan is long and narrow. We also have a child’s room like this in our older house, and I find it impractical for furnishing
- Unfortunately, one of your children is treated like a stepchild. Otherwise, there’s no explanation why two children’s rooms face the garden while the third looks out onto the street and the driveway access to the back lot
- The bathroom could be much more compact
- The hallway on the upper floor is internally trapped with only a bit of light from the stairs—this area will never be bright
As I last mentioned in https://www.hausbau-forum.de/threads/grundriss-3-kinderzimmer-einfamilienhaus-potenziale.46428/#post-646707, layouts suitable for families with three children can be found here, I believe, with @Tolentino
https://www.hausbau-forum.de/threads/lage-stadtvilla-oder-einfamilienhaus-auf-500-m2-grundstueck-rechteck.33505/
and with @Zaba12 https://www.hausbau-forum.de/threads/grundriss-fuer-11m-x-8-25m-ok.24781/ (while in the example from @Tolentino, the site situation with a rear-access lot is similar. You can also clearly see that the "bay window" is avoidable if the staircase is designed more compactly).
Please do not seek "offers" from builders based on a floor plan you have copied yourself. Due to their business, they are quite skilled at convincing laypeople that they have found the best value for money before the ink is dry. This might work for buying TVs or, if you like, refrigerators. But not really for houses. Unless you want to pay tuition fees for learning.
Not least because of the follow-up costs of bay windows, especially with a hipped roof (which for Tolentino’s next house is already firmly on the cutting list).
If your tax advisor is a sleeping pill, yes.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.hausbau-forum.de/threads/lage-stadtvilla-oder-einfamilienhaus-auf-500-m2-grundstueck-rechteck.33505/
and with @Zaba12 https://www.hausbau-forum.de/threads/grundriss-fuer-11m-x-8-25m-ok.24781/ (while in the example from @Tolentino, the site situation with a rear-access lot is similar. You can also clearly see that the "bay window" is avoidable if the staircase is designed more compactly).
JKL_2024 schrieb:
The current status is a compromise between construction costs and size. So, our focus is on maximizing the usable area. Of course, more space would be nicer, but unfortunately, nothing beyond about 160sqm (1,722 sq ft) is possible. We would then like to use the floor plan to get comparable offers from home builders.
Please do not seek "offers" from builders based on a floor plan you have copied yourself. Due to their business, they are quite skilled at convincing laypeople that they have found the best value for money before the ink is dry. This might work for buying TVs or, if you like, refrigerators. But not really for houses. Unless you want to pay tuition fees for learning.
SoL schrieb:
Bay windows are generally expensive compared to simple shapes.
Not least because of the follow-up costs of bay windows, especially with a hipped roof (which for Tolentino’s next house is already firmly on the cutting list).
SoL schrieb:
Office: Pure reminder: No longer tax-deductible if there is a bed in the room.
If your tax advisor is a sleeping pill, yes.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
If the tax advisor is a sleeping pill, yes. How do you assume there is a tax advisor if there is no architect? From my experience, one doesn’t necessarily imply the other, but the willingness to spend money on a planning or administrative service is usually consistent...
Do you currently have only one car, and how do you expect this to change in the future, since only one parking space is planned? Have you also checked the legal requirements to confirm if you only need one, and if you plan to build a carport, whether it must be set back 5m (16 feet) from the street?
It’s important to clarify these basics first, as they can have a significant impact on the design of your house.
It’s important to clarify these basics first, as they can have a significant impact on the design of your house.
Much of this has already been mentioned by @SoL.
I am wondering what is actually regulated by law here and what is your wishful thinking.
For a high number of rooms, I always recommend a gable roof house for attic use.
JKL_2024 schrieb:
Number of floors: 2
Roof type: hipped roof
Architectural style: classic urban villa
no zoning plan, §34
I am wondering what is actually regulated by law here and what is your wishful thinking.
For a high number of rooms, I always recommend a gable roof house for attic use.
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