Any concerns about this new build floor plan, especially second bedroom size?

[Jellyytots]

Can anyone see any issues with this floor plan on this two year-old new build property?
I’m single. No children. Late 40s

I don’t particularly want to look at the wall while I’m washing up, but it is what it is

The lounge seems a little bit small

Concerned about storage. I might cut through the kitchen wall to make some under the stairs storage if this is possible I’m viewing the house this week so will look and see if this is an option.

The second bedroom is my main problem. I wanted a main bedroom for me and a second bedroom to be dressing room possibly put a bed in there. I’m not too sure if this room is big enough to get a double bed into and have as a dressing room.

I’m downsizing quite considerably so have an awful lot of stuff at the moment. I will have a clear out of everything but there is only so much you can downsize and I’m concerned I might feel a little squished

Unfortunately, with my budget, I can’t afford anything bigger so if it’s not this, it’s going to be something similar. I’ve seen worse. Some of them have stairs in the lounge directly in front of your sofa with your TV tucked under the stairs. Awful. I really don’t want that. I don’t feel it looks good and all the heat would disappear up the stairs. I prefer a lounge where I can close the door and it can be cozy.

I think my main concern is the size of the spare bedroom. Should I be concerned or do you think the spare bedroom is okay?

Thanks in advance

OP, the living room isn’t very big. I’d be looking elsewhere.

Odd to have a larger kitchen than living room

It’s not great, the size and the layout. As a single person living alone, it’s totally workable though.

Two big buts though. I think a house like this will not be easy to re-sell. It’s not a family home.

And I wouldn’t want to buy a 2 year old new build. What’s wrong with it that the current owners are bailing so quickly? Lots of problems with builders or unresolved issues? Dodgy leasehold? Awful neighbours? That would be a bigger red flag.

I would go view it, but more as a point of comparison for other properties.

I think it’s ample size for one person! Ultimately, if that is the size of house that fits your budget then there’s not much you can do.

I like the layout - a lot of similar sized houses I’ve seen open straight into the living room and the kitchen is at the back but I’d prefer this way round I think. You will be able to get a good sized sofa in and a couple of armchairs, plus your tv unit, coffee table/footstool etc.

The main bedroom is a good size - I think I’d be tempted to put some Ikea Pax on the back wall to maximise storage. The second bedroom is quite wee, but would be fine for a dressing room or home office. I have a small double sofa bed which is fine for occasional guests and doesn’t take up too much room.

I also don’t think someone selling a property after a short time is necessarily a red flag. I had to move and sell my previous flat after just a year. I’ve lived in my current new build house for almost 3 years and there have been 4 houses for sale/sold recently. I think some people buy new builds as a bit of a “stop gap” and end up moving on quite quickly, plus the usual reasons of moving for work, growing family, kids leaving home, break ups, etc.

North facing garden too.

It used to be 40 years ago but not now.

All new houses now have to have a downstairs toilet even a 2 bed.

Is it a house?

It's very tiny.

All the rooms are tiny and the kitchen layout is very odd- why no sink by the window?

Is this the max for your budget?

I'd not buy it.

For those saying the lounge is small etc. Ours is 13ft square and huge. 8ft deep isn't massive but just to put it in perspective, we needed a bigger telly when we got our house because the existing one looked tiny. There will be plenty of room for a sofa, chair and dining in that lounge.

For this reason I wouldn't get rid of it. An old house I owned was a 3 bed and it only had one bathroom (and one toilet in the bathroom) meaning if anyone needed the loo while someone was in the bath it was a right pain. It's no joke to say that even though it's bigger than a new build 2 bed, it capped the price of it on resale to less because of that lack of 2nd loo. I almost installed one tbh. So I definitely wouldn't get rid of one.

You could remove the loo and sink, leave the plumbing and pipe works there, put in a utility area and convert back when you sell. I mean if you really really didnt want the downstairs loo

I find it ridiculous in such a small house.

It's the law now

I know. Its ridiculous in such a small house.

My issue would be that everyone has to walk through the kitchen to get to the living room. So if somebody pops round for coffee you either have to have your kitchen guest ready at all times, not worry about having a messy kitchen, or end up apologising about the mess. I would be the last one, which means I wouldn't ever want to have anyone coming round for coffee!

My kitchen really isn't that messy, by the way, but I do often have a few things waiting to be washed up, I have things drying on the drainer, I have recycling collecting on the windowsill and I quite often have a container of veg peelings etc. waiting to go into the compost heap. If I'm in the middle of cooking it is a lot messier than that.

Hasn't been for some years

In an ideal world everyone wants a proper hallway, but it isn't always possible. If I had to chose, I'd rather have to walk through the kitchen to get to the living room than vice versa, but I'm probably in the minority.

In fact at our last house (400 years old), we had a similar setup with front door opening straight onto the stairs and the living room off to the left, where @Jellyytots kitchen would be. We swapped our kitchen into that space as we felt it was preferable to come into the kitchen with shopping than traipse it through the living (and dining) room beyond.

However, I do feel the loo position in OP's proposed house isn't great...but in such a small floor plan there's always going to be compromises.

Tbh I don’t have a hall way and certainly don’t miss it or want one. It really depends how a house is designed

I had a house with a room exactly that size. There was a triple wardrobe in it and not much room for anything else without blocking the window.

The main bedroom is a good length, though so you should be able to get some good storage in there without feeling hemmed in and use the smalker room for out of season clothes.

I’ve had a new build with the downstairs toilet off the kitchen, although it was 20 years ago now. We had it taken out and made into a pantry. It’s the law for new builds to be built with a downstairs toilet, but they don’t have to keep them.

Try creating the floor plan in something like this: Floorplanner | Online Floor Planner & 3D Room Planner Tool and see if you can fit in the furniture you want.

I think a sofa bed rather than a permanent double would be a better bet, but make sure you can open it up - we had to get rid of one that turned out to be about a cm too big when open for the only space we could put it..

New build here with 3 bedrooms. The 3rd room is small and would not fit a double. As others have suggested a sofa bed would be best. Quite often new builds have the toilet tucked off the kitchen away from the cooking area. Which isn’t a problem if it’s just you. Is there room for a table in the kitchen? I think if you can’t be to picky it’s fine. I would definitely choose minimal furniture, small table etc and make the most of wall shelves to increase space. Lack of storage space can be an issue in new builds too.

Horrible tight entrance area with no space for shoes and coats, lounge accessed via kitchen, toilet accessed off the kitchen - wtf is that, never seen such crap.

Unless you are planning to remodel staircase to be open plan and move kitchen to the back I would look for something else. Also, with this quality of the layout I would suspect built quality is also shit.

It is small, but if this is your budget, then I think you can easily work with this.

We have a clic-clac sofa bed in our box room - it makes a small double when required, and allows a bit of storage underneath when not needed. Room for a cot bed and single wardrobe on top, and ours is 7"6 square, so you'd definitely be ok.

The rest of the house depends on your lifestyle. Will you have guests around? Dates? Dine at home? Visiting kids? All of it makes a difference.

Btw I have also lived in a small 2 bed, and sometimes there's a virtue in having the big room be the dressing room etc, and have the bedroom as purely for sleep.

It looks good and plenty of space for a single person, couple or couple with a baby.

I can’t understand why they are still writing in ft and inches. Schools haven’t taught that in 50+ years. I’m in my 50’s and think in cm’s. It’s so odd