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

It isn’t. An urban myth that often gets mentioned on here. Decades ago the regulations mandated a lobby, but not any more.

I’d be concerned that the kitchen has no window. What sort of ventilation system does this house have to mitigate the requirement for purge ventilation?

The bedroom could fit a double bed, but only just and room around it would be tight. I’d put in a sofa bed.

The hallway and doors downstairs will make it quieter and warmer than open plan.
Upstairs is fine for one person. I wouldn't try to fit in a spare bed but have a sofa bed downstairs. Could be a cosy home.

Not any more for domestic properties . Possibly as houses get smaller!

The kitchen has a window

I think the kitchen looks lovely.

When I moved out after separating from my ex, you wouldn't believe how little I had. I mean it was a mattress (the old bed was crap so I was buying new), a couple of units and some bags really. I used a removal company because my ex needed to.

Of course over the years I've acquired more "stuff" and my partner is overtly tidy but a massive hoarder. It's a bizarre combo. Imagine clean surfaces but stuffed drawers and cupboards. I sometimes dream of getting rid of some of his crap 😆.

But once you Marie Condo the shit out of it, if you have a lot of stuff, I think you'll be fine. If my relationship fell apart now, my "stuff" would still perfectly adequately fit in that house with room to spare. Just be a bit ruthless about it all.

I also never think more storage space is the answer. If you have a lot of things, you'll just fill that space then need more. You have a whole spare bedroom after all.

But for one with occasional visitors, I think it looks like a fantastic house. Hope you'll be really happy there.

It’s the law you have to have a downstairs loo ? Why

new builds are usually more costly for smaller spaces

I would look for an older 50/70’s property which hopefully will give more space or s better lay out

Is there a radiator under the window in that second bedroom? That will impact what you can fit bed wise if you need storage as well

I think it's a pretty good layout. Most of the space is rooms, not hallways. I would get an ikea hemnes day bed for the spare room. It has lots of storage underneath and can be pulled out to be a full double bed easily.

I get that decluttering is hard, but be ruthless. Definitely don't keep the storage locker on for "a while" as you will be paying for it forever to store stuff you will never use. I know a couple of people who have fallen into that trap.

Not every house has to be, or should be, a family house.

As an older person, my non-negotiables are a downstairs toilet and space downstairs! The second bedroom would be an occasional bedroom but doesn't need to be spacious. The radiator position would be the important thing for me as that really dictates the bed position.

Why not put a single futon/ chair bed in bedroom two? Then you just let overnight visitors have bedroom one and you sleep on the futon.

Fellow single person here! I think it could be a really nice house for one person with occasional guests, and a downstairs loo is really useful both for you and guests. I'd consider getting a single chair bed for the second bedroom as it wouldn't take up as much space as a sofa bed. You haven't said whether there's a garden, but if so a decent lockable shed or those outdoor storage boxes could house a lot of stuff?

I definitely think using a smaller second bedroom as a dedicated sleeping room is the way forward then.

You can put in some great storage in the bigger bedroom, plus a sofabed and dressing table. Then your second bed can be pure cosy/sleep focus.

The requirement for a downstairs loo in new properties is driven by the requirement for all houses to be accessible to the disabled. So, no steps at the door, wheel chair accessible rooms, including sockets and switches that can be reached by someone in a wheelchair, and a wheel chair accessible loo. Without those a new home won't meet building regs, and won't therefore be mortgageable

I think it's manageable, my first house was not too dissimilar in layout, but with the kitchen smaller and the stairs in the living room (which was draughty). My FIL's house has the stairs separate like yours and walk through the living room to get to the kitchen at the back, that works too. Both had understairs storage space which was useful for things like mop and vacuum cleaner.

Late 50s, use feet and inches by default for room sizes but can convert to metric if I need to. I work and cook entirely in metric but a lot of other things I am still imperial for.

I think the layout is awful but par for the course with new builds. As you say there will be compromises but maybe by looking at more you would find the least worst layout?
Regarding the second bedroom I am in the process of looking for a single daybed possibly with another single under so I have spent a lot of time researching what is available. Many which look like two singles actually become a double (under truckle pulls forward then lifts up to create a double). If you put this across the end of the room you should be able to get a dressing table at the door end. Not so sure how much wardrobe you would fit in though.

If you're ok with the kitchen/loo layout, the only problem with the spare bedroom would be that it looks too small for a double bed if that's what you want it for. As PPs have said, you could get a sofa-bed for the lounge if you wanted space for two guests. And get a single bed for the spare room.

Good luck finding another property.

UPDATE

The house has been sold.

Thanks everyone for your help. A lot of of them have this layout so I’m keeping my eye out for something else and if this Layout comes up again, I’ve got lots of advice.

Best of luck with the search. Hopefully you will find somewhere that will work for you.

I became obsessed with this for a small room.

https://www.dunelm.com/product/beatrice-ii-folkstone-stripe-single-snuggle-sofa-bed-1000283098?defaultSkuId=31007576
Nice armchair but useful as a single bed for occasional use

The layout looks generally fine for one person but the second bedroom is a bit borderline (for lack of a better word), mainly because it’s narrow. I think a full double bed would fit but there wouldn't be much space left around it. It works much better as a dressing room or guest room with a sofa bed than as a full time bedroom.

The feeling of being cramped will probably come down more to storage than the actual square footage. If you can add floor-to-ceiling wardrobes, fitted storage and make use of the space under the stairs, it would feel much more comfortable to live in. You could quickly mock up furniture in space planning programs like Interiorbox 3d to get a better sense of walkways and room sizes. The main thing here would be checking how the sofa and TV would fit so the living room doesn't feel too tight.

I'd say if the price is good and you like the location then don't worry about the second bedroom. Just think of it as a multifunction room rather than a proper double bedroom.

I wondered this too, regarding a kitchen wall removed. It would be much better if downstairs was open plan, rather than the tiny hall and loo off the kitchen.

Re the second bedroom, IKEA makes a day bed with three big drawers underneath.

Apart from that what is the aspect like - does it get light?

I’m not keen on the layout of the ground floor, would prefer the kitchen and living room to be in opposite positions as I don’t like the kitchen to be at the front of the house - it’s missing a hallway and the kitchen will be a walkway to the living room.

The room sizes are small and narrow - do they fit your needs? For example, can you fit a table in the kitchen or living room? Is the second bedroom purely for storage, or will you have guests to stay? A sofa bed might be an option there. I don’t understand why your biggest concern is the size of the second room.

Visiting the property may help to get a better visualisation of space and how you would use it.

It sounds as if you also have reservations - are there no other suitable properties available? Are you fixed on buying a new build? New houses typically have smaller rooms and less storage options, so you may have to compromise.

Saw this after I posted a response.

Hopefully you find something else soon - good luck with your search.