ᐅ Floor Plan Assistance: 216 sqm Single-Family Home with Granny Flat and Double Garage
Created on: 28 Feb 2022 13:59
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AHLK2022
Hello everyone,
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
We have found a house near Frankfurt/Main where construction is about to begin. It is from a developer. Currently, there is an old house on the property which is being completely renovated. This will be converted into 3 condominiums. Our house will be a single-family home at the back with about 216 sqm (2,325 sq ft).
Two garages need to be integrated into the house, plus one parking space that we can purchase additionally.
Regarding the floor plan, apart from the external walls (a line with property boundary construction and 3.5 m (11.5 ft) to the neighbor) and the double garage, we have complete freedom. We have already modified the floor plan as we want to prepare the upper floor for potential rental at some point (an external staircase will probably not be approved). Hence the second internal staircase.
Basically, we are wondering how to best use the ground floor. Somehow I find it a bit small for cooking/living/dining. (Although I cannot verify the square meter figures, because based on the external dimensions and some calculations it should be about 49 sqm (527 sq ft) instead of approximately 44 sqm (474 sq ft), but I don’t know if the staircase is excluded).
Where is the best place to put a couch?
We also have questions about possible optimizations or mistakes we might have made. Does this all make sense? The architect implemented all of our requests without questioning whether they are practical or sensible. That makes us uncertain.
No basement, one garage for bicycles, and otherwise one room will be sacrificed.
We would like a kitchen island 🙂
The turnkey price is 769,000.
Thanks for your feedback!
Development plan/restrictions
Plot size 290 sqm (3,122 sq ft)
Slope no
Floor area ratio unknown
Building coverage ratio unknown
Building envelope, building line and boundary
Boundary construction see pictures
Number of parking spaces DG + parking space
Number of storeys 2 full + attic
Requirements from the homeowners
Number of people, age 2 + baby + one more eventually
Office: family use or home office? HO
Guests per year: few
Open or closed architecture: open
Conservative or modern style: modern
Open kitchen, kitchen island
AHLK2022 schrieb:
I assume the question is about the purchase price?
769k turnkeyOf course, you need some way to put that into context. That means including the plot of land.
I’m a bit tired right now; it has been a long day. I’ll provide an assessment mainly regarding the floor plan tomorrow.
AHLK2022 schrieb:
I’m attaching the originals as they were originally planned. Although it is visible on the ground floor that the biggest fatal flaw is the second staircase for the granny flat in the attic, the upper floors are even more poorly designed than your redesign.
AHLK2022 schrieb:
What problems exactly do you mean? The layout? Division of the space? Extension? Do you think it will be hard to sell?
[...] It’s 25km (16 miles) from Frankfurt, 15km (9 miles) from Darmstadt, Another ownership structure than a condominium setup is simply not possible here for such a high-density, profit-oriented project. Calling it a “bad layout” would still be a polite understatement. But it probably won’t be hard to sell, as in some areas “everything” is bought up without question.
AHLK2022 schrieb:
Of course, they tried to get the maximum out of the plot. Brazen regarding price/performance? Brazen in the sense of maximizing the developer’s profit from the plot alone, meaning squeezing the buyer for as much money as possible per square meter, completely shameless about the virtually zero living value of the room dimensions. The “house” is essentially an indoor bathroom with a living room. Here, 126 or maybe even 162 square meters (1356 or 1744 square feet) of nice living space could have been built. Instead, they squeeze out 216 square meters (2325 square feet) from the remaining building volume — but done in a way that only increases the developer’s profit, while offering the buyer no remotely adequate value for it. A “foie gras” made of stone. It makes me shudder, even though I’ve seen the dark souls of many developers before. I can only repeat myself: abandon all hope that any “optimization” of damage control is possible here. The project is hopelessly sick with the madness of trying to squeeze the plot through a juicer.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Strollers and a wardrobe for 4 people do not fit under the stairs. You have 216 sqm (2,322 sq ft), not 70.
Do you plan to rent out or just eventually?
How many parking spaces are required?
Where is all the building services equipment?
Is the attic designed as a separate living unit with its own electricity meter, etc.?
I still recommend living upstairs.
Do you plan to rent out or just eventually?
How many parking spaces are required?
Where is all the building services equipment?
Is the attic designed as a separate living unit with its own electricity meter, etc.?
I still recommend living upstairs.
Only [USER=9254]@haydee can sign. Also, take a look at the bathroom you planned under the roof in your version. That’s where the two roof structures meet. A shower won’t be possible in the niche up there.
As for the layout plan... with the tight design on the ground floor, the architect has no other option but to position the furniture as it is shown now.
I would also place the living/TV area completely upstairs. Downstairs, have a more spacious entrance area and position the staircase closer to the side on the right. It might also be worth considering how to design the floor between the ground floor and the upper floor so that in the future a space-saving staircase could create a connection. This way, the stairwell area could become common property for access to the attic. However, you really need to think about who would even want to move into an attic apartment like that. I would probably disregard that aspect completely. You have a baby now and are planning another... so it will be a family home for at least the next 20 years. After that, you can decide then. You can always sell a house like this and look for a more suitable property as a couple with children grown up.
As for the layout plan... with the tight design on the ground floor, the architect has no other option but to position the furniture as it is shown now.
I would also place the living/TV area completely upstairs. Downstairs, have a more spacious entrance area and position the staircase closer to the side on the right. It might also be worth considering how to design the floor between the ground floor and the upper floor so that in the future a space-saving staircase could create a connection. This way, the stairwell area could become common property for access to the attic. However, you really need to think about who would even want to move into an attic apartment like that. I would probably disregard that aspect completely. You have a baby now and are planning another... so it will be a family home for at least the next 20 years. After that, you can decide then. You can always sell a house like this and look for a more suitable property as a couple with children grown up.
What is planned… 1 car or 2 cars? You have to consider bicycles, gardening tools, and so on. The garage is already very narrow with just 5 m (16.5 ft) of interior width. With 2 cars, there’s no room left to store anything else inside the garage.
And the ground floor, not counting the room behind the garage, is just under 50 sqm (540 sq ft)… subtracting the stairwell area (at least 6 sqm (65 sq ft) including the access area), hallway, and entrance (about 4 to 5 sqm (43 to 54 sq ft)), there are only around 40 sqm (430 sq ft) left for dining/living/kitchen. In my opinion, a guest toilet without a shower should be located there so that the space behind the garage can truly be used as storage. That’s not generous. And you also want to plan a second staircase in that area.
And the ground floor, not counting the room behind the garage, is just under 50 sqm (540 sq ft)… subtracting the stairwell area (at least 6 sqm (65 sq ft) including the access area), hallway, and entrance (about 4 to 5 sqm (43 to 54 sq ft)), there are only around 40 sqm (430 sq ft) left for dining/living/kitchen. In my opinion, a guest toilet without a shower should be located there so that the space behind the garage can truly be used as storage. That’s not generous. And you also want to plan a second staircase in that area.
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Alessandro1 Mar 2022 10:04I don't understand the purpose of this floor plan...
Is an apartment supposed to be located in the attic? Where are the kitchen, bedrooms, etc.?
And where would the home office space for working be?
Is an apartment supposed to be located in the attic? Where are the kitchen, bedrooms, etc.?
And where would the home office space for working be?
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