ᐅ Floor plan design of an urban villa with 140–145 sqm living space on a 1200 sqm plot
Created on: 28 Nov 2025 07:55
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Der-DachsD
Der-Dachs28 Nov 2025 07:55Hello dear forum members, after being a silent reader for a long time, I would like to introduce myself and share our floor plan. It is currently in the planning stage and almost finalized. I have completed the questionnaire to the best of my knowledge and belief.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
W
wiltshire28 Nov 2025 08:58The layout is functionally acceptable if you are willing to accept the long walk to the kitchen and pantry. The chimney flue is suboptimally integrated on the upper floor. It could also be routed through the living room wall into the utility room and then less obtrusively into the bedroom. The straight staircase does take up space, but in a spot where a square floor plan would have no natural light anyway – so that is perfectly fine with me. The entrance to the open-plan room would be more elegant without the recess – a matter of personal taste. The furniture is certainly only placed as an example – the living area can definitely be arranged nicely. Upstairs in the bathroom, I would add another window above the toilet to allow for cross-ventilation. City villas aren’t my preference, but the design seems practical.
You have been following this for some time, and perhaps you should have joined the discussion earlier; but since nothing has been built yet, it’s still not too late.
What I notice:
As has been explained many times here, this won’t even remotely be a “villa,” so I find the term misleading marketing. Often, this square floor plan is actually a disadvantage for a smooth, functional layout.
There is something exactly like this opposite our house, but what exactly do you consider “modern” about it?
You should look closely at how a fireplace interacts with the inherent inertia of underfloor heating systems. Regardless, the fireplace’s location is unfortunate, as I’ve already mentioned. And the costs…!
Why was this orientation chosen, and is there really no alternative?
Where do I see that in the plans?
Well… because that is exactly what matters here.
In my opinion, your wishes are driving your expectations here for 140-145sqm (square meters). Please check the actual costs and your budget more carefully; I don’t believe you have solid figures yet. Also, please name the additional costs you estimated for the construction process.
Such important questions are not being answered here. What does “ZB” mean? This is the point where you really need to clarify the client’s needs and wishes.
Please also show this first draft, so it’s easier to understand what you don’t like. As for the somewhat unclear wish for “even step sizes,” I don’t think that should dominate your entire house concept. Like the square shape, the straight staircase has consequences that affect the overall design. I feel this is treating the problem backwards, as the straight staircase and the square layout seem to be imposed as constraints, and you are now trying to squeeze everything into them.
The floor plan itself feels a bit careless, especially since only some random furniture is shown, which will inevitably lead to further issues. Take your time to draw these items accurately and realistically.
Why is there a balcony drawn that nobody will ever really use if the budget is so tight? Or is that supposed to represent a generous entrance area? These also cost money you apparently don’t have in abundance. I get the impression your builder is engaging in some beautification of the plans, which is of course their right as a house seller. But why do they include an expensive fireplace or fancy porch when they know that your budget is very tight and this will be difficult to achieve? That’s your job to check, so I would consistently delete such embellishments and assumptions from the plan as a first step.
If, contrary to expectations, you have extra money, invest in a controlled ventilation system, a covered terrace, high-quality furniture... and remove that expensive sliding door, which in my opinion is usually just an expensive trend.
That’s exactly the feeling I get here after you unnecessarily imposed a square shape and a straight staircase.
That unfortunately doesn’t make it better. From the door, you would walk directly into the bed or have the door right in your field of view, which isn’t comfortable. Maybe I’m overlooking something, but you currently have 382cm (150 inches) width there. With at least 60cm (24 inches) clearance from the wall (which isn’t very generous), a 2m (79 inches) wide bed should fit (with framing maybe 220cm (87 inches)), plus another 60cm (24 inches) for a second nightstand or similar—that adds up to 320cm (126 inches) out of 382cm. But the door swings inward exactly there, which is not just uncomfortable but simply not workable. Of course, you can try to “fit everything in” again, but that isn’t real planning.
There are people here in the forum who can genuinely help you and your design, provided you’re open to it and don’t stick to such fixed conditions.
That contradicts your statement that the plan is almost finished. A bathroom has significant impact on the overall layout, so the plans cannot be finalized yet. No one is rushing you—really, take your time!
We all have wishes, but at this stage, you need to keep a clear perspective. There is no room for a sauna in your current bathroom plan, and your budget doesn’t even allow for that thought yet. You have a really large plot, which will cause additional costs. I once wanted a sauna too, and ended up buying a used modular sauna kit cheaply and installed it myself outside with a simple cladding and roof, which I really enjoyed. When I had more money, I had a generous sauna built inside the house, but you are not at that point yet.
Please don’t misunderstand me or think I want to dampen your enthusiasm, but your budget forces you to make clear, realistic decisions. Even your dog probably costs around €200 (about $220) per month, which needs to be factored in. I would advise you to consistently remove nice-to-have features from your plans and not see this as a loss, but instead put much more effort and care into what is really possible; this will still result in a great house, and especially then it can become one.
What I notice:
Der-Dachs schrieb:
City villa 140-145sqm
As has been explained many times here, this won’t even remotely be a “villa,” so I find the term misleading marketing. Often, this square floor plan is actually a disadvantage for a smooth, functional layout.
Der-Dachs schrieb:
City villa with hipped roof, modern design
There is something exactly like this opposite our house, but what exactly do you consider “modern” about it?
Der-Dachs schrieb:
Fireplace – yes
You should look closely at how a fireplace interacts with the inherent inertia of underfloor heating systems. Regardless, the fireplace’s location is unfortunate, as I’ve already mentioned. And the costs…!
Der-Dachs schrieb:
Orientation – main entrance South/Southeast, terrace North/Northwest
Why was this orientation chosen, and is there really no alternative?
Der-Dachs schrieb:
Music/Stereo wall – home cinema if possible
Where do I see that in the plans?
Der-Dachs schrieb:
What do you particularly like? Why?
What don’t you like? Why?
Well… because that is exactly what matters here.
Der-Dachs schrieb:
Price estimate according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
In my opinion, your wishes are driving your expectations here for 140-145sqm (square meters). Please check the actual costs and your budget more carefully; I don’t believe you have solid figures yet. Also, please name the additional costs you estimated for the construction process.
Der-Dachs schrieb:
Why is the design as it is now? For example
Such important questions are not being answered here. What does “ZB” mean? This is the point where you really need to clarify the client’s needs and wishes.
Der-Dachs schrieb:
The first draft from the planner showed a U-shaped staircase, but since we don’t like those and wanted even step dimensions, it finally became a straight staircase. We also tried a staircase with a landing, but that took up too much space.
Please also show this first draft, so it’s easier to understand what you don’t like. As for the somewhat unclear wish for “even step sizes,” I don’t think that should dominate your entire house concept. Like the square shape, the straight staircase has consequences that affect the overall design. I feel this is treating the problem backwards, as the straight staircase and the square layout seem to be imposed as constraints, and you are now trying to squeeze everything into them.
The floor plan itself feels a bit careless, especially since only some random furniture is shown, which will inevitably lead to further issues. Take your time to draw these items accurately and realistically.
Why is there a balcony drawn that nobody will ever really use if the budget is so tight? Or is that supposed to represent a generous entrance area? These also cost money you apparently don’t have in abundance. I get the impression your builder is engaging in some beautification of the plans, which is of course their right as a house seller. But why do they include an expensive fireplace or fancy porch when they know that your budget is very tight and this will be difficult to achieve? That’s your job to check, so I would consistently delete such embellishments and assumptions from the plan as a first step.
If, contrary to expectations, you have extra money, invest in a controlled ventilation system, a covered terrace, high-quality furniture... and remove that expensive sliding door, which in my opinion is usually just an expensive trend.
Der-Dachs schrieb:
We wanted to try to fit everything in as far as possible.
That’s exactly the feeling I get here after you unnecessarily imposed a square shape and a straight staircase.
Der-Dachs schrieb:
The bed should be placed looking towards the window.
That unfortunately doesn’t make it better. From the door, you would walk directly into the bed or have the door right in your field of view, which isn’t comfortable. Maybe I’m overlooking something, but you currently have 382cm (150 inches) width there. With at least 60cm (24 inches) clearance from the wall (which isn’t very generous), a 2m (79 inches) wide bed should fit (with framing maybe 220cm (87 inches)), plus another 60cm (24 inches) for a second nightstand or similar—that adds up to 320cm (126 inches) out of 382cm. But the door swings inward exactly there, which is not just uncomfortable but simply not workable. Of course, you can try to “fit everything in” again, but that isn’t real planning.
There are people here in the forum who can genuinely help you and your design, provided you’re open to it and don’t stick to such fixed conditions.
Der-Dachs schrieb:
Bathroom planning is provisional and will still be changed.
That contradicts your statement that the plan is almost finished. A bathroom has significant impact on the overall layout, so the plans cannot be finalized yet. No one is rushing you—really, take your time!
Der-Dachs schrieb:
A big wish would be to include a small sauna, but that is low on the priority list.
We all have wishes, but at this stage, you need to keep a clear perspective. There is no room for a sauna in your current bathroom plan, and your budget doesn’t even allow for that thought yet. You have a really large plot, which will cause additional costs. I once wanted a sauna too, and ended up buying a used modular sauna kit cheaply and installed it myself outside with a simple cladding and roof, which I really enjoyed. When I had more money, I had a generous sauna built inside the house, but you are not at that point yet.
Please don’t misunderstand me or think I want to dampen your enthusiasm, but your budget forces you to make clear, realistic decisions. Even your dog probably costs around €200 (about $220) per month, which needs to be factored in. I would advise you to consistently remove nice-to-have features from your plans and not see this as a loss, but instead put much more effort and care into what is really possible; this will still result in a great house, and especially then it can become one.
Der-Dachs schrieb:
Planning is nearly complete. Der-Dachs schrieb:
Price estimate according to the architect/designer: 330,000 I don’t see that.
140 sqm (1,507 sq ft), we are at least at 420,000€ just for the house without additional construction costs.
wiltshire schrieb:
The design is functionally okay, I don’t see that.
No cloakroom, no storage space. Utility room is very small, hardly any space for laundry. Chimney flue badly positioned and not integrated into the design, just added on.
Staircase exit over the masonry. How does that look in the ceiling of the upper floor?
Bedroom too narrow for a walk-in closet, but very wide without purpose.
Arauki11 schrieb:
Why is there a balcony drawn in, I don’t see that either.
Arauki11 schrieb:
Just the dog alone costs you about €200 per month, estimated, I don’t see that. Our dog eats high-quality food for less than €60/month.
Regarding the budget, we don’t need to discuss a villa that isn’t realistic.
ypg schrieb:
I don’t see it that way. Our dog eats quality food costing less than €60/month. I believe you, but I know several families where cats or dogs cost a fairly high amount, not to mention taxes, pet insurance, boarding kennels, training classes, accessories, therapy costs, AND treats... and more. There is an economic reason why the pet food and supply sections have become so dominant even in supermarkets. If everyone only spent those €60, it would definitely be different.
I have had a dog myself for many years and would get another immediately if I had the time. Still, I think such costs are often underestimated, which is my point here.
A quick Google search shows that on average, these overall costs tend to be higher. For myself, I might lean more toward your estimate.
What I see here—and this is basically my main point—is that the original poster currently underestimates the financial aspect of their wishes or dreams of things that are not remotely feasible with such a budget, and so far they seem to be trusting the overly optimistic figures given by a builder, even though they are already before the completion of the plan. I would definitely recommend sleeping on it a bit more—and not just because of the floor plan.
Most likely it’s not a balcony but a canopy or something similar, but as I mentioned, especially at the scale shown, this definitely needs to be tested.
ypg schrieb:
Regarding the budget, we don’t need to discuss a villa that isn’t possible. Exactly!
H
hanghaus202328 Nov 2025 14:44Is this what you meant? Are there any dimensions of the plot?
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