ᐅ Floor Plan Optimization for a Traditional Single-Family Home without a Basement and with a Home Office
Created on: 19 Feb 2026 21:17
C
cbauthausC
cbauthaus19 Feb 2026 21:17Hello everyone,
we (30 & 33) have been working on our house-building project for about half a year now and have been in talks for several weeks with a great local carpentry company that builds timber frame prefabricated houses. We had fairly clear ideas, and from these, the company created the attached floor plan. To make sure we haven’t overlooked anything, I’m putting it in your capable hands to point out any weaknesses.
A big thank you in advance to everyone who takes the time—we’re looking forward to your suggestions and critiques!
Development plan / restrictions
Plot size: 695 sqm (7,482 sq ft)
Slope: 1 m (3 ft) height difference over the length of the plot
Site coverage ratio: 0.25
Floor area ratio: 0.4
Building envelope, setback lines and boundaries: The current design deviates from the building envelope, but this has been agreed with the city and is okay
Edge development: Garage permitted
Number of parking spaces: 2
Number of storeys: 2 full storeys allowed
Roof type: Gable / hipped roof
Orientation: see plan
Homeowners’ requirements
Style, roof type, building type:
Rather classical style, gable roof (25%), single-family house
Basement, storeys:
No basement, 2 full storeys plus half upper floor with attic
Number of people, ages:
2 people, 30 & 33, planning for 2 children
Space requirements on ground and upper floors:
170–180 sqm (1,830–1,940 sq ft)
Office: home office, rarely used as a guest room
Number of overnight guests per year: approx. 3
Open or closed layout: open kitchen-living area, otherwise closed rooms
Conservative or modern construction: conservative
Open kitchen, kitchen island:
Open L-shaped kitchen-living area with kitchen island
Number of dining seats: 4 seats + space for guests
Fireplace: undecided, possibly a smaller storage stove (e.g. Rondolino) for coziness, not yet included in the design
Garage, carport: double garage with additional storage room
Utility garden, greenhouse: no
Other wishes / special features / daily routine, also reasons why some things are preferred or not:
Utility room should be on the upper floor, small sauna in the bathroom if possible, shower also on the ground floor, and office large enough so the bedroom could be relocated there if necessary
Double garage with passage between house and garage to quickly access the rear garden
House design
Designer of the plan:
- Planner from a construction company
What do you particularly like? Why?
L-shape of the kitchen-living area, exactly how we liked it in a show home
Pantry under the stairs, accessible from the kitchen
Window seat in the kitchen, also seen in the show home and loved it
Children’s rooms with mezzanines, something I would have loved as a child and can now implement
What don’t you like? Why?
Bathroom layout upstairs is not quite right for us yet
Utility room upstairs: the window makes furnishing difficult and is, in my view, impractical in that spot
Entrance door hidden on the garage side, it’s okay but I don’t really like it
Price estimate according to architect/planner:
Offer currently being calculated, initial estimate was 3,500–4,000 €/sqm (325–370 USD/sq ft) excluding additional costs
Personal price limit for the house, including equipment: 900,000 € with everything, planning about 730k € for house and garage and ~170k € for additional costs (this includes photovoltaic system, kitchen, paving, etc.—really everything so the house is finished up to the garden fence)
Preferred heating technology: heat pump with underfloor heating, centralized ventilation, possibly 2 air conditioning units additional to floor cooling for living rooms and bedroom
If you have to forego something, which details or extensions
- can you live without: sauna (though reluctantly), large upper hallway—which was created out of necessity to bring natural light into the corridor
- can you not live without: open kitchen-living area, kitchen window seat
Why is the design like it is now?
We specified the L-shape of the kitchen-living area as well as the location of the children’s rooms. Also, the desire for a walk-in closet accessed through the bedroom and the utility room on the upper floor. The rest developed from these requirements.
We like the design overall, except for the points mentioned above. I’m looking forward to your feedback, as I feel I’m starting to lose the forest for the trees (or rather for the wooden façades 😀).
Many, many thanks to everyone, and if anything is unclear, please feel free to ask!
Ground floor plan:
Upper floor plan:
Attic floor plan:
Northwest view:
Northeast view:
Southeast view:
Southwest view:
we (30 & 33) have been working on our house-building project for about half a year now and have been in talks for several weeks with a great local carpentry company that builds timber frame prefabricated houses. We had fairly clear ideas, and from these, the company created the attached floor plan. To make sure we haven’t overlooked anything, I’m putting it in your capable hands to point out any weaknesses.
A big thank you in advance to everyone who takes the time—we’re looking forward to your suggestions and critiques!
Development plan / restrictions
Plot size: 695 sqm (7,482 sq ft)
Slope: 1 m (3 ft) height difference over the length of the plot
Site coverage ratio: 0.25
Floor area ratio: 0.4
Building envelope, setback lines and boundaries: The current design deviates from the building envelope, but this has been agreed with the city and is okay
Edge development: Garage permitted
Number of parking spaces: 2
Number of storeys: 2 full storeys allowed
Roof type: Gable / hipped roof
Orientation: see plan
Homeowners’ requirements
Style, roof type, building type:
Rather classical style, gable roof (25%), single-family house
Basement, storeys:
No basement, 2 full storeys plus half upper floor with attic
Number of people, ages:
2 people, 30 & 33, planning for 2 children
Space requirements on ground and upper floors:
170–180 sqm (1,830–1,940 sq ft)
Office: home office, rarely used as a guest room
Number of overnight guests per year: approx. 3
Open or closed layout: open kitchen-living area, otherwise closed rooms
Conservative or modern construction: conservative
Open kitchen, kitchen island:
Open L-shaped kitchen-living area with kitchen island
Number of dining seats: 4 seats + space for guests
Fireplace: undecided, possibly a smaller storage stove (e.g. Rondolino) for coziness, not yet included in the design
Garage, carport: double garage with additional storage room
Utility garden, greenhouse: no
Other wishes / special features / daily routine, also reasons why some things are preferred or not:
Utility room should be on the upper floor, small sauna in the bathroom if possible, shower also on the ground floor, and office large enough so the bedroom could be relocated there if necessary
Double garage with passage between house and garage to quickly access the rear garden
House design
Designer of the plan:
- Planner from a construction company
What do you particularly like? Why?
L-shape of the kitchen-living area, exactly how we liked it in a show home
Pantry under the stairs, accessible from the kitchen
Window seat in the kitchen, also seen in the show home and loved it
Children’s rooms with mezzanines, something I would have loved as a child and can now implement
What don’t you like? Why?
Bathroom layout upstairs is not quite right for us yet
Utility room upstairs: the window makes furnishing difficult and is, in my view, impractical in that spot
Entrance door hidden on the garage side, it’s okay but I don’t really like it
Price estimate according to architect/planner:
Offer currently being calculated, initial estimate was 3,500–4,000 €/sqm (325–370 USD/sq ft) excluding additional costs
Personal price limit for the house, including equipment: 900,000 € with everything, planning about 730k € for house and garage and ~170k € for additional costs (this includes photovoltaic system, kitchen, paving, etc.—really everything so the house is finished up to the garden fence)
Preferred heating technology: heat pump with underfloor heating, centralized ventilation, possibly 2 air conditioning units additional to floor cooling for living rooms and bedroom
If you have to forego something, which details or extensions
- can you live without: sauna (though reluctantly), large upper hallway—which was created out of necessity to bring natural light into the corridor
- can you not live without: open kitchen-living area, kitchen window seat
Why is the design like it is now?
We specified the L-shape of the kitchen-living area as well as the location of the children’s rooms. Also, the desire for a walk-in closet accessed through the bedroom and the utility room on the upper floor. The rest developed from these requirements.
We like the design overall, except for the points mentioned above. I’m looking forward to your feedback, as I feel I’m starting to lose the forest for the trees (or rather for the wooden façades 😀).
Many, many thanks to everyone, and if anything is unclear, please feel free to ask!
Ground floor plan:
Upper floor plan:
Attic floor plan:
Northwest view:
Northeast view:
Southeast view:
Southwest view:
N
nordanney19 Feb 2026 22:46Just a quick question: What exactly is a seating window, and where would I find it in the kitchen? Is it supposed to be the window with the low sill height and the bench in front of it? I have a seating window bench myself, which no one uses anymore.
cbauthaus schrieb:
To make sure we don’t overlook anything, I’m putting this in your capable hands to point out all the weaknesses. The floor plan doesn’t have that many weaknesses. Almost everything will work – if that’s what you want.
In my opinion, a major weakness is the width of the areas along the bottom of the plan: anything under 3 meters means only 2.80 meters (9 feet 2 inches) available for the kitchen. Standard cabinets won’t fit, nor in the office or bedroom/dressing area. A cross wall should offer about 310 cm (10 feet 2 inches) of internal space for the rooms so that appropriate furniture can fit.
cbauthaus schrieb:
-you could do without: sauna (though with a heavy heart) It’s better located in the garden. The toilet opposite the shower makes no sense because after showering you have to pass through the wet area and end up with wet feet.
cbauthaus schrieb:
-you can’t do without: open living-kitchen area, kitchen window seat Kitchen window seat: who is supposed to sit there? And why would anyone want to sit there? It’s inconvenient right in front of the sink...
cbauthaus schrieb:
Garage, carport: double garage with additional storage room The garage is too narrow by today’s standards.
cbauthaus schrieb:
Office large enough to relocate the bedroom there in an emergency What kind of emergency is that? Do you not need your clothes anymore in an emergency? Switching from a dressing room to a 150 cm (59 inches) wardrobe? The guest bathroom on the ground floor is also only partly suitable for emergencies!
Let’s say: anyone who can still manage the stairs probably does not want to shower downstairs. Those who rely on aids like a walker because of age won’t be able to use that shower room.
cbauthaus schrieb:
Utility room upstairs, the window makes furnishing difficult What exactly is difficult? The washer and dryer fit well there.
cbauthaus schrieb:
Entrance door hidden on the garage side, it’s okay but I don’t really like it One thing is the view from inside onto the garage wall; another is that it’s not easy to get bicycles in or out.
Setting the garage back by 2 meters (6 feet 7 inches) would help here.
cbauthaus schrieb:
Kitchen window seat, seen in a show home and I fell in love Love fades. Being infatuated does too. Window seats are spread liberally throughout the house. I see none that invite you to sit there.
cbauthaus schrieb:
Children’s rooms with mezzanines, I would have loved that as a child, and now I can make it happen And where are the stairs? Where is the natural light? And what is the purpose of the mezzanine?
The house works if that’s what you want. Personally, I find the entrance hall chaotic and the opening to the main living area too narrow. It doesn’t feel welcoming; there is no attractive sightline.
The kitchen could use a little more storage furniture for four people (cabinets, not window seats).
And then there’s the appearance. There is nothing interesting to enhance the exterior facade.
The cloakroom can be combined with the generous utility room. No floor-to-ceiling windows in the bedrooms. The main living area is generally large enough.
The office door should be moved so there is room to place cabinets behind it. I would do without the short partition walls in the kitchen and cloakroom.
M
MachsSelbst20 Feb 2026 10:11The kitchen is actually very small and offers hardly any space or storage; the window seat is completely unnecessary. Replace it with a standard window, extend the countertop in a U-shape. Then two corner cabinets with a carousel can fit there.
However, the kitchen would still benefit from gaining some space from the office. An office space of 8 to 9m² (86 to 97 sq ft) is sufficient.
The utility room is also too large. Considering the house size, the open living area of 45m² (484 sq ft), including the kitchen, is actually quite small. That's where you spend most of your time...
However, the kitchen would still benefit from gaining some space from the office. An office space of 8 to 9m² (86 to 97 sq ft) is sufficient.
The utility room is also too large. Considering the house size, the open living area of 45m² (484 sq ft), including the kitchen, is actually quite small. That's where you spend most of your time...
H
hanghaus202320 Feb 2026 13:22In which direction does the slope run?
Could you add a north arrow to the plan?
Could you add a north arrow to the plan?
I find the floor plan quite nice, with the following remarks:
- Front Door:
For me, the front door is a very important style element, and I’m not a big fan when it’s hidden.
Still, the entrance layout has its advantages. I also like that you can access the back part of the garage through the passage and the rear door.
If you have many (children’s) bikes, that’s a huge advantage so no one needs to squeeze past the car.
However, the planned entrance platform should then be designed more like a paved ramp.
- Ground Floor:
Regarding the kitchen and the planned window seat, I agree with previous comments. In that space, I would invest in storage instead.
The cloakroom isn’t very generous. If rubber boots, muddy pants, etc., are stored in the utility room, it might work.
Pantry: What kind of connections are planned there?
I like the 1-meter (3 feet 3 inches) wide doors; that’s great.
Reconsider the lift-and-slide door. A hinged door with a side panel would also work well in that spot. Lift-and-slide doors are very expensive (from my own painful experience).
- Upper Floor:
I like it, too.
What’s the view like from the window seat? Will anyone actually sit there? But I wouldn’t want to miss that window because of the light.
Retractable stairs: maybe rotate them 90° and place them over the seating corner or in the dressing room. Depending on the direction of the ceiling joists, this could simplify installation.
Utility room: The size seems a bit tight to me. Besides the dryer and washing machine, the laundry to be washed has to go somewhere, and for some items, at least a small drying rack is needed. Also, the room will probably serve as a storage area for cleaning supplies or similar, right?
Bathroom: We have a similar layout for shower/toilet. We are still building, so I can’t say yet if it works well.
Children’s rooms: Mezzanines are great; we’re adding some, too 🙂 But in your case, I would seriously consider how the stairs will work. For example, would it make sense to make the mezzanine a bit wider and access it via a “staircase with built-in cupboards”? A ladder is always somewhat in the way. Our mezzanines have small windows and, of course, their own power outlets, lighting fixtures, and KNX control points.
- Front Door:
For me, the front door is a very important style element, and I’m not a big fan when it’s hidden.
Still, the entrance layout has its advantages. I also like that you can access the back part of the garage through the passage and the rear door.
If you have many (children’s) bikes, that’s a huge advantage so no one needs to squeeze past the car.
However, the planned entrance platform should then be designed more like a paved ramp.
- Ground Floor:
Regarding the kitchen and the planned window seat, I agree with previous comments. In that space, I would invest in storage instead.
The cloakroom isn’t very generous. If rubber boots, muddy pants, etc., are stored in the utility room, it might work.
Pantry: What kind of connections are planned there?
I like the 1-meter (3 feet 3 inches) wide doors; that’s great.
Reconsider the lift-and-slide door. A hinged door with a side panel would also work well in that spot. Lift-and-slide doors are very expensive (from my own painful experience).
- Upper Floor:
I like it, too.
What’s the view like from the window seat? Will anyone actually sit there? But I wouldn’t want to miss that window because of the light.
Retractable stairs: maybe rotate them 90° and place them over the seating corner or in the dressing room. Depending on the direction of the ceiling joists, this could simplify installation.
Utility room: The size seems a bit tight to me. Besides the dryer and washing machine, the laundry to be washed has to go somewhere, and for some items, at least a small drying rack is needed. Also, the room will probably serve as a storage area for cleaning supplies or similar, right?
Bathroom: We have a similar layout for shower/toilet. We are still building, so I can’t say yet if it works well.
Children’s rooms: Mezzanines are great; we’re adding some, too 🙂 But in your case, I would seriously consider how the stairs will work. For example, would it make sense to make the mezzanine a bit wider and access it via a “staircase with built-in cupboards”? A ladder is always somewhat in the way. Our mezzanines have small windows and, of course, their own power outlets, lighting fixtures, and KNX control points.
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