ᐅ Floor Plan Design for KfW 40 Single-Family Home in an Established Residential Area with Fully Finished Basement
Created on: 11 Aug 2025 20:39
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AnnaChris88
Hello everyone,
After reading many posts here and following the discussions closely, we would like to use the collective knowledge and your input to reconsider our design. Attached are the basic data.
Development Plan / Restrictions
Plot size: 414 sqm (4455 sq ft)
Slope: hardly any – 1.5 m (5 ft) gradient from northwest to southeast
Site occupancy index: 0.4
Floor area ratio: 0.8
Building envelope, building line and boundary: entire plot buildable, including a 4 m (13 ft) wide strip along the eastern property boundary, parcel 743/22
Edge development:
Number of parking spaces: 2
Number of floors: 2 full stories mandatory
Roof type: 28-degree (28°) pitched roof mandatory
Architectural style: classic
Orientation: south/west
Maximum height / limits: none
Other requirements:
Owners’ Requirements
Style, roof type, building type: classic with pitched roof
Basement, floors: finished basement, 2 full stories
Number of occupants, ages: 4 persons (42, 37, 3, 1)
Room requirements on ground floor and upper floor: as in current design
Office: home office
Occasional overnight guests: few
Open floor plan
Conservative building method
Open kitchen with island
Number of dining seats: at least 6
Fireplace: no
Music / stereo wall
Balcony, roof terrace: originally planned above the terrace, canceled for cost reasons
Garage / carport: garage for storage purposes
Additional wishes / special features:
- There should be a large living-dining area separated from the stairwell by a door (sound insulation), a large kitchen with island, one bathroom with shower in the basement including two rooms to likely be used when the children move to the basement later; currently playing room and office/guest room, separate walk-in wardrobe from master bedroom, two large children’s rooms upstairs each larger than 15 sqm (160 sq ft)
House Design
Design by: architect and DIY
What do you particularly like?
- Ground floor is especially liked due to the combination of a large room with clearly defined areas
What do you dislike?
- Bathroom layout upstairs is not optimal so far, since window should actually be larger and face east
- Master bedroom should ideally be separated from children’s bathroom or walk-in wardrobe
- Window of guest WC faces north and not next to entrance door
Price estimate based on initial offer: €500,000–520,000
Personal price limit for house including equipment: €550,000
Preferred heating technology: heat pump with photovoltaic system
If you had to give up something, which details or additions
- You could give up: pantry on ground floor
- You cannot give up: separate walk-in wardrobe upstairs, shower bathroom in basement, door to hallway on ground floor
Why is the design like this? For example:
First discussion with architect and 7 rounds of “corrections” / revisions based on our wishes
We look forward to your feedback!!
After reading many posts here and following the discussions closely, we would like to use the collective knowledge and your input to reconsider our design. Attached are the basic data.
Development Plan / Restrictions
Plot size: 414 sqm (4455 sq ft)
Slope: hardly any – 1.5 m (5 ft) gradient from northwest to southeast
Site occupancy index: 0.4
Floor area ratio: 0.8
Building envelope, building line and boundary: entire plot buildable, including a 4 m (13 ft) wide strip along the eastern property boundary, parcel 743/22
Edge development:
Number of parking spaces: 2
Number of floors: 2 full stories mandatory
Roof type: 28-degree (28°) pitched roof mandatory
Architectural style: classic
Orientation: south/west
Maximum height / limits: none
Other requirements:
Owners’ Requirements
Style, roof type, building type: classic with pitched roof
Basement, floors: finished basement, 2 full stories
Number of occupants, ages: 4 persons (42, 37, 3, 1)
Room requirements on ground floor and upper floor: as in current design
Office: home office
Occasional overnight guests: few
Open floor plan
Conservative building method
Open kitchen with island
Number of dining seats: at least 6
Fireplace: no
Music / stereo wall
Balcony, roof terrace: originally planned above the terrace, canceled for cost reasons
Garage / carport: garage for storage purposes
Additional wishes / special features:
- There should be a large living-dining area separated from the stairwell by a door (sound insulation), a large kitchen with island, one bathroom with shower in the basement including two rooms to likely be used when the children move to the basement later; currently playing room and office/guest room, separate walk-in wardrobe from master bedroom, two large children’s rooms upstairs each larger than 15 sqm (160 sq ft)
House Design
Design by: architect and DIY
What do you particularly like?
- Ground floor is especially liked due to the combination of a large room with clearly defined areas
What do you dislike?
- Bathroom layout upstairs is not optimal so far, since window should actually be larger and face east
- Master bedroom should ideally be separated from children’s bathroom or walk-in wardrobe
- Window of guest WC faces north and not next to entrance door
Price estimate based on initial offer: €500,000–520,000
Personal price limit for house including equipment: €550,000
Preferred heating technology: heat pump with photovoltaic system
If you had to give up something, which details or additions
- You could give up: pantry on ground floor
- You cannot give up: separate walk-in wardrobe upstairs, shower bathroom in basement, door to hallway on ground floor
Why is the design like this? For example:
First discussion with architect and 7 rounds of “corrections” / revisions based on our wishes
We look forward to your feedback!!
M
MachsSelbst19 Aug 2025 23:24How can you fit a house and 2-3 independently usable parking spaces on a 414m² (4460 sq ft) plot, while complying with all setback requirements, the floor area ratio, and still having a reasonably sized terrace and a few square meters of garden? The plot is 15.5m (51 feet) wide, and after deducting 3m (10 feet) on both sides, only about 9.5m (31 feet) remain for the house.
Should the building be placed as far back as possible to park 3 vehicles side by side in the front yard, leaving only 2-3m (7-10 feet) of garden behind the terrace?
Anyone planning to accommodate up to 4 vehicles in the final setup simply should not build on 414m² (4460 sq ft), but look for something from around 800m² (8600 sq ft) upwards. This plot does not allow for that.
Should the building be placed as far back as possible to park 3 vehicles side by side in the front yard, leaving only 2-3m (7-10 feet) of garden behind the terrace?
Anyone planning to accommodate up to 4 vehicles in the final setup simply should not build on 414m² (4460 sq ft), but look for something from around 800m² (8600 sq ft) upwards. This plot does not allow for that.
Papierturm20 Aug 2025 06:46A few minor comments:
I find the layout of the rooms on the upper floor unfortunate.
For example:
Person A gets up, goes to the bathroom, comes back, passes through the bedroom to the walk-in closet, and then either goes downstairs from there or returns to the bathroom to finish getting ready. During this time, Person B, if not in a deep sleep, will be disturbed by the movement through the bedroom.
The idea of accessing the walk-in closet through the bedroom does not work well in practice for many. I would at least move the door outward if the dimensions allow it.
I find the window arrangements unfavorable—not just because of the exterior appearance.
Many rooms have only one window. Yes, that is possible. However, from a lighting perspective, two windows on different walls make a significant difference. Also, it’s better for ventilation, and in summer, when one side of the façade needs shading due to heat exposure (of course, this is not possible for every room, but it is for some).
I find the layout of the rooms on the upper floor unfortunate.
For example:
Person A gets up, goes to the bathroom, comes back, passes through the bedroom to the walk-in closet, and then either goes downstairs from there or returns to the bathroom to finish getting ready. During this time, Person B, if not in a deep sleep, will be disturbed by the movement through the bedroom.
The idea of accessing the walk-in closet through the bedroom does not work well in practice for many. I would at least move the door outward if the dimensions allow it.
I find the window arrangements unfavorable—not just because of the exterior appearance.
Many rooms have only one window. Yes, that is possible. However, from a lighting perspective, two windows on different walls make a significant difference. Also, it’s better for ventilation, and in summer, when one side of the façade needs shading due to heat exposure (of course, this is not possible for every room, but it is for some).
W
wiltshire20 Aug 2025 09:20AnnaChris88 schrieb:
I wouldn’t want to “level” the plot either, but rather use the slope to provide better natural light to the basement. Fully agree.
Thoughts:
Basement: Avoid unnecessary niches caused by the overly long hallway and allocate that space to the rooms instead. Position the bathroom entrance at the end of the hallway. Extend the light well around the corner up to beneath the living room window to create a brighter guest room.
Ground floor: Replace the wall between the dining area and the “round table living area” with a nicely designed shelving unit instead of a solid wall, provided this does not significantly increase static structural costs. I find the shape of the living room unfortunate, but I currently have no better idea.
Upper floor: Eliminate the unnecessary hallway alcove and add that space to the walk-in closet. Align the partition wall between the walk-in closet and the bedroom with the hallway wall. This way, you enter the bedroom through the walk-in closet, which, as @Papierturm already pointed out, is much more practical. You gain enough space to actually use the walk-in closet for dressing, rather than just as a wardrobe storage area. As suggested by @Papierturm, add one more window on another wall to the bedroom, child’s room 2, and bathroom respectively. In the bathroom, the window can be small and positioned high up — this is perfect for ventilation. This will increase the rooms’ access to comfortable daylight.
ypg schrieb:
Fleet of children’s vehicles, bicycles A very practical aspect that is hard to implement given the plot size, as @MachsSelbst describes. A shed with a narrow pathway on the opposite side of the driveway could be a solution.
ypg schrieb:
The technical installations have been moved far to the back, away from the access road, which is expensive and illogical. The logic is: place technical rooms in the darkest corner. The rooms closer to the front benefit from the slight slope with more natural light. This saves earthworks needed to bring sufficient light into the rooms. The routing is not very costly and is technically manageable.
H
hanghaus202320 Aug 2025 11:36Do you have the surveyor’s plan? The approval planning must also include elevation profiles.
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AnnaChris8820 Aug 2025 12:16hanghaus2023 schrieb:
Do you have the surveyor’s plan? The permit planning must also include elevation profiles. Yes, we do – the architect receives it and will base the building permit and drainage planning on that.
ypg schrieb:
Could you please also answer the questions regarding the offers from the house construction companies?
Several here have raised the same observations and questions.
And no one here wants to discuss castles in the air.
At least it’s clear that the basement is planned as a solid structure, independent from the house itself.
Regarding the design itself:
Yes, it can probably be built.
I find some professional expertise lacking: a second parking space. Are we supposed to shuffle cars back and forth for a lifetime?
Even though the parking space regulation dates back to 1970, I would plan the house according to my needs, considering that they might change – kids’ vehicles, bicycles, which you can’t reach if one or two cars are parked on the driveway.
The exterior look with the different window sizes is confusing: 200cm (80 inches), 275cm (108 inches), 280cm (110 inches).
In the basement rooms, you face a nearby shaft, which is not very pleasant. Calculations show that too little daylight can enter.
The technical equipment has been moved entirely to the rear, far from the access road, which is expensive and illogical. Furthermore, the bathrooms are planned furthest away from the technical area, affecting the sewage lift station as well as the hot water supply.
Then there is a technical room, which, though meant to serve other purposes as well, naturally has less wall space for storage than dedicated functional rooms would have.
I also find the arrangement of the rooms somewhat dull. I think an architect could achieve more.
The hallway is nicely large and can be lit through the living room doors. However, although the room is spacious, it is only 3.60m (12 feet) wide. The door zone, which seems unnecessary, has the required width.
The problematic T-shape is gone, which is good. However, 90cm (35 inches) clear width for the toilet is tight, making childcare, illness, and cleaning difficult.
Access to the walk-in closet from the bedroom can be disruptive if one partner wants or needs to rest independently. The best offer came from Keitel-Haus. Additional construction costs are not included yet. We are budgeting around €900,000 (approximately $980,000) for everything.
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gtown199420 Aug 2025 17:34Does the offer from Keitel-Haus cover only the ground floor and upper floor, or does it also include the basement? What is the price per square meter (€ per sqm) for the offer?
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