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Original poster

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

98 replies

Jellyytots · 20/04/2026 02:34

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

Any concerns about this new build floor plan, especially second bedroom size?
OP posts:
ThatWaryLimePeer · 20/04/2026 20:06

Justbloodydoit · 20/04/2026 20:03

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

I’m in my 50’s and was taught in both and think in both.

Justbloodydoit · 20/04/2026 20:11

ThatWaryLimePeer · 20/04/2026 20:06

I’m in my 50’s and was taught in both and think in both.

Show quote history

Yeah but come on, it’s 2026 this only has ft and inches. I can think in both if pushed but visualise in metric.

I’m 54 this week, and we were never examined on the imperial system.

Edit to say, we were the first of the metric kids I think.

Another edit to say, but my weight in kg was the last to change 😂

ThatWaryLimePeer · 20/04/2026 20:17

Justbloodydoit · 20/04/2026 20:11

Yeah but come on, it’s 2026 this only has ft and inches. I can think in both if pushed but visualise in metric.

I’m 54 this week, and we were never examined on the imperial system.

Edit to say, we were the first of the metric kids I think.

Another edit to say, but my weight in kg was the last to change 😂

Edited
Show quote history

I am 57, maybe that makes a big difference. I always do both in my head, same with the weather.
I remember 6 and 12 inch rulers being called that, I still ask for about an inch off when I get my hair cut and do think more in miles than kilometres.
Weight is also my last thing and I do prefer pounds and stones.

LoremIpsumCici · 20/04/2026 20:19

It’s just you, so I’d modify downstairs so long as not a load bearing wall by knocking reducing the wall between kitchen and lounge into a large opening with sliding doors for privacy (it’s tempting to be open plan, but you’d not want people seeing you in your lounge as they walk by the front window.)

Upstairs, great idea to make the second bedroom a dressing room, walk in closet!

I would not try to dual purpose it though. Just get a nice sofa bed for the lounge for any guests. They can then use the downstairs WC like a mini en-suite.

UnbeatenMum · 20/04/2026 20:20

It seems quite do-able for one person with occasional guests. I think you could get a double bed or sofa bed in the 2nd bedroom as well as a freestanding wardrobe. You could have an L shaped sofa in the lounge. Is it lounge-diner or kitchen-diner?

JessElm · 20/04/2026 20:29

This reply has been deleted

This has been deleted by MNHQ for breaking our Talk Guidelines.

PickAChew · 20/04/2026 22:43

Justbloodydoit · 20/04/2026 20:03

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

  1. I think of most things in metric and convert between metric and imperial quite easily but room sizes only make sense to me in feet and inches!

Edit: I also only know my weight in stone and pounds.

Original poster
Jellyytots · Yesterday 03:16

fairlygoodmother · 20/04/2026 03:05

I think it would be better to put a sofa bed in the second bedroom if you want to use it as a dressing room. You should be able to fit a standard double but it wouldn’t leave space for much else. Would you expect it to be regularly used as a bedroom?

Occasional use as a bedroom mostly addressing room/storage

OP posts:
Original poster
Jellyytots · Yesterday 03:17

BaguetteLady · 20/04/2026 04:21

Are you OK with the kitchen next to the lav?

If you look at the floor plans and a lot of new bills, a lot of them are like this now. I agree it’s not great. But I’m having to compromise and work with my budget.

OP posts:
Original poster
Jellyytots · Yesterday 03:19

snowymarbles · 20/04/2026 06:08

Is it a ‘new’ new build or second hand? Because surely if it’s a new new one you are paying a premium for that and could get cheaper looking at an older house? Is a flat an option?

It’s two years old. Older aren’t cheaper where I live. A flat/apartment isn’t eruption. Some of them have ground rent and service charges between £1500 and £2000 a year plus £2000 Council Tax so that’s £4000 in fees plus Mortgage before I start.

OP posts:
Original poster
Jellyytots · Yesterday 03:20

PoliteSquid · 20/04/2026 06:36

It looks like the current owner has knocked a wall down to make the kitchen bigger and remove what would have been a corridor. I might be wrong but I don’t think a WC is meant to open directly into the kitchen?!

Also the hall way is tiny. When you have guests the kitchen is where they’ll need to be taking off coats/shoes.

No the house was configured this way a lot of new builds have the toilet opening directly into the kitchen. I agree I think it’s awful but it is what it is and I’m having to make a lot of compromises that being one of them. Not to be bothered about the hallway. I know what you mean though. My concern is the spare bedroom, storage bit concerned about the lounge but I think that’s probably okay.

OP posts:
Original poster
Jellyytots · Yesterday 03:23

SandwichMakerHater · 20/04/2026 06:47

Is it important for you to have a table in the kitchen? There might be room to squeeze a narrow one in against the right-hand wall, but the problem is that the kitchen is also the corridor to the lounge so will there be room to walk between a table and the kitchen units without it feeling annoying?
Is there enough storage for you? Looks like there is only the cupboard in the kitchen: where will coats, shoes, hoover, ironing board, etc all go? Would the lounge or bed 2 end up having to become storage for those kind of things, making bed 2 less useful and the lounge less of your cosy hub?
The lounge is lovely though and you say that is important, but would it feel cosy and nice enough if you have to put a dining table in there?

I have attached a picture of a kitchen. It looks like there’s plenty of room for a table. I would probably knock through the wall under the stairs and create storage. The kitchen is not the problem it’s the spare bedroom and storage upstairs. I think I can probably live with the lounge.

OP posts:
Original poster
Jellyytots · Yesterday 03:24

SandwichMakerHater · 20/04/2026 06:47

Is it important for you to have a table in the kitchen? There might be room to squeeze a narrow one in against the right-hand wall, but the problem is that the kitchen is also the corridor to the lounge so will there be room to walk between a table and the kitchen units without it feeling annoying?
Is there enough storage for you? Looks like there is only the cupboard in the kitchen: where will coats, shoes, hoover, ironing board, etc all go? Would the lounge or bed 2 end up having to become storage for those kind of things, making bed 2 less useful and the lounge less of your cosy hub?
The lounge is lovely though and you say that is important, but would it feel cosy and nice enough if you have to put a dining table in there?

lol, forgot to attach the picture

Any concerns about this new build floor plan, especially second bedroom size?
OP posts:
Original poster
Jellyytots · Yesterday 03:26

parietal · 20/04/2026 07:10

I think it is fine if you have a sofa bed in the 2nd bedroom or in the living room. The kitchen is easily big enough for a dining table.

is there a garden?

Have attached a picture of the kitchen to another post on this thread

OP posts:
Original poster
Jellyytots · Yesterday 03:29

Ficinothricegreat · 20/04/2026 09:39

It looks like they’ve swopped the kitchen and lounge round - I didn’t think the toilet should lead straight into a kitchen so this might get picked up on a mortgage.

you would put the bed in the second bedroom up against the window and that would leave room across the door for a wardrobe. The main bedroom is plenty big enough for a large wardrobe and small dressing table and double bed.

The place is plenty big enough for a single person -everyone living in a house that size (often couples) would probably like somewhere bigger- but if that’s all you can afford. Maybe try declutterring more before you move. Is it a forced move (divorce?) and you’re resentful of that so finding it difficult to accept what you can now afford? In which case so counselling/cbt might be helpful to come to terms and reframe the move. - apologies if not.

😳

OP posts:
Original poster
Jellyytots · Yesterday 03:32

Cottagecheeseisnotcheese · 20/04/2026 10:18

You can't remove the downstairs toilet it is a legal requirement including the size and yes they can be off a kitchen provided they have a hand washing sink you can put a double bed in 2nd bedroom headboard under the window or better still a sofa bed, the wardrobe opposite the door
Advise would be to downsize possession before moving it has a linen cupboard upstairs and another in main bedroom
Have seen bottom step of stairs converted to long drawer for shoes it is small but with clever storage and cutting back on duplicates should be fine use big kitchen cupboard for vaccum mop brush ironing board etc , put narrow table against stair wall if you have extra guests you can pull out.
A good carpenter could make understairs cupboard for seldom used items like Christmas stuff suitcases etc so you only need to move table occasionally

My items are in storage. I can’t Declutter until I move everything out, but yes, that is the plan. One of those cupboards has a water tank in it so limited space. I agree about the bottom step on the stairs being converted into storage I was going to see if I could knock through under the stairs from the kitchen and put some storage under the stairs it wouldn’t be visible. I was also going to get an Ottoman bed to help with storage. Thanks.

OP posts:
Original poster
Jellyytots · Yesterday 03:34

mindutopia · 20/04/2026 11:35

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.

Edited

It’s a Discount To Market property and they are getting snapped up within 24 hours where I live. It went on the market Thursday night. I rang up first thing Thursday morning and someone has viewed it before me put an offer in and my viewing got cancelled. Sold in less than 48 hours of being on the market.I’m still asking the question though because there are a number of other properties that keep coming up with the same layout so I might need to consider it again. Thanks.

OP posts:
Original poster
Jellyytots · Yesterday 03:38

NeveronSundays · 20/04/2026 13:49

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.

I know what you mean. These houses are tiny these days. Like a postage stamp 🤣. I also don’t like the sink positioning. I’d rather be looking out of the window too, but it is what it is and you have to go with what is on the market. It’s a Discount To Market property so it’s actually 33% off and it’s £156,000 🤣🤣🤣. If I want a brand-new one, they are £220,000. Those ones aren’t on any of the schemes that’s full price. When you’re single, you can’t afford a new build on your own anymore. Unfortunately, I have to work with my budget.

OP posts:
Original poster
Jellyytots · Yesterday 03:46

Justbloodydoit · 20/04/2026 20:03

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

lol, I can’t work in centimetres. I’m feet and inches.

OP posts:
Wingingit11 · Yesterday 04:07

To be honest I think space wise you’ll come to adjust, if you are happy with the house as a home generally. Do you like the area, know of the neighbours, is there a garden if you want one etc? For me as I’ve moved to a different life stage I’ve been far more callous at not having things.

Bobloblawww · Yesterday 04:41

Honestly I don’t like anything about it. I think there must be better options for the same overall footprint.

Delphiniumandlupins · Yesterday 05:15

OP has stated a couple of times this is what is available in her area for her budget. I don't think it's helpful to say you wouldn't buy it and she ought to be able to get more for her money, in some areas she would get considerably less.

You will definitely get a sofa bed in the second bedroom (or a day bed which can be used as a single or double). I rather feel the downstairs loo is a waste of space (never thought I would say that) but overall it's great for one person (or even a couple or someone with one child).

loislovesstewie · Yesterday 06:45

Womanofcustard · 20/04/2026 10:06

I think it is a legal requirement to have 2 doors between a kitchen and a toilet.

Not any more, that used to be the case years ago though.

TheOnlyLivingBoyInNewCross · Yesterday 06:52

Justbloodydoit · 20/04/2026 20:11

Yeah but come on, it’s 2026 this only has ft and inches. I can think in both if pushed but visualise in metric.

I’m 54 this week, and we were never examined on the imperial system.

Edit to say, we were the first of the metric kids I think.

Another edit to say, but my weight in kg was the last to change 😂

Edited
Show quote history

I’m 54 and can’t think in metric 🤷‍♀️

likelysuspect · Yesterday 06:54

Jellyytots · Yesterday 03:46

lol, I can’t work in centimetres. I’m feet and inches.

Show quote history

Im 54 and cant work in metric unless its weight for cooking for some reason

I cant visualise a room in metric or distance or my weight.