How would you arrange furniture in this flat and could it be converted to 2 bed?

[Guttted]

It’s 54m2. The main living space is large enough but has 4 doors - so where would you put seating and dining? It’s east facing. Also is there space to strip out the current kitchen to become a bedroom so it’s a 2 bed and arrange a kitchen / lounge / diner? Would this add value? It’s in London zone 2 and share of freehold. Top floor.

I cannot imagine there is actually enough space to take out the kitchen and put it in the main living area, not least because you’d have to reroute water and electrics.

I’d say it’s too small to be considered a flat share or small family home with two rooms so it’s for a person/couple who would prefer better living space than pokey second room

Potentially if you take out the wardrobes and move the door to that bedroom onto that wall - you could fit a kitchenette in the corner where said bedroom door is currently.

Alternatively you could move the current bathroom door onto the newly created bedroom wall and have the kitchenette in the corner where current bathroom door is.

Yes I have thought about moving the door of the current bedroom into the existing hallway? Is that what you meant? Also to access the new second bedroom (from the old kitchen) via the current inner hallway before the bathroom. This would in my mind give a better separation of sleeping and living space as bedrooms not accessed directly from the lounge.

If stays the same layout - how would you arrange dining and sofa? My thoughts were dining by the window - but not sure on sofa / TV position?

How high up is the flat

If 3 or more storeys up I wouldn’t put the kitchen in the way of the escape route from a bedroom

Kitchens are fire hazards and should not block escape
Thats part of building regs and why the kitchen has been planned to be furthest from the front door

We had a 45m 2 bed flat and it was tight. The entrance was a corridor that was equally the living room.

Are you planning to live in this or just airbnb it? If it's just an airbnb then you don't need a full kitchen or as much storage.

You could solve that problem by building a fire-proof corridor across the back wall, off the hall. New bedroom opens off the inner hall, not the main/kitchen room. Old bedroom opens of entrance hall. Would work quite well.

Then you have a fire door off the kitchen/dinner/sitting room to the corridor. You could choose where to put it, to maximise kitchen or sofa space.

Don’t think this flat is big enough for a corridor though

One-row kitchen could go across the wall backing on to the current kitchen. Shouldn't be too complicated to move plumbing, and easy enough to create a separte circuit for an electric cooker.

Say the corridor is 4', you'd end up with a room about 14' x 13'. This is London we're talking about! And a second bedroom/office adds value.

In fact if you put double fire-doors centred in the room/corridor, that would open up the space again.

It’s 2nd floor / top floor. Would plan to rent it out. Would need to calculate if the rental and resale from a 2 bed would be worth the reconfiguration costs.

In that case it's already breaking fire regs. There needs to be an escape route from the bedroom that goes to a separate lobby, not open onto a room, like it does now.

So moving that bedroom door, like you were thinking, makes it legal. But there may be issues, such as is it a supporting wall, etc.

I don’t think you would make any money changing it to a 2 bed. It’s too small for two people who aren’t in a relationship to share, unless you were thinking of making it two bedsits? If you’re renting it out, i would leave it unfurnished as most people have their own things and will want to move things about in a way it suits them. You can always offer the option of furnished if people are interested, but I would leave it unfurnished for viewings and explain if they required furniture it could be provided - this was common when we rented. We were put off furnished properties as we had our own furniture and didn’t want to pay for storage.

Probably but i work in metres.
I’ll take your word for it
😊

If you plan to rent make sure any changes comply with building regs

I’d also check and see if your local council has minimum space standards

I've been in dozens of flats and houses where the kitchen is right next to the front door. And bedrooms at the back?

That’s worrying

although if the kitchen is within a fire enclosed compartment that’s fine

Of note this is for properties at higher levels. Not ground or first as you can throw yourself out of a window at that height. Assuming the window openings comply of course

Maybe they weren't that high. I'm talking like 1950s-70s social housing blocks. And a few new build houses from the 90s.

Technically older buildings don’t have to upgrade unless there’s major building work
but that would include moving a kitchen to make escape worse

Im shocked older social housing hasn’t been upgraded to comply.
( or am I ?)

Does the flat have rights to the loft space?

Are you aware that you would likely have to pay uplift fees to the other freeholders?

It’s flat roofed. What are uplift fees please?

A sofa bed along the wall facing the window. Table near window. Comfy chair facing TV (TV on common wall with bedroom) and a lamp table at end of sofa which doubles as a bedside table when sofa bed is made up.

I would not reconfigure. It would cost too much. You could rent it out to a couple as it is. Cupboard space and a decent sized kitchen are important. A fridge would still need to fit.

A kitchenette would only suit guests who stay for a night or two. Do you want long term renters or airb&b/Motel guests?

I’m sure there is a way to split the space but this will create incredibly small, compromised rooms so I wouldn’t recommend it. You need to consider that you will need to squeeze in a kitchenette, dining table and sofa into the main living space and similarly, the current kitchen as a bedroom with those dimensions will only be able to squeeze in a double bed and not much else.

Cost-wise, you will need to factor moving all the plumbing/electrics/ventilation to move the kitchen.

This really seems like a flat designed for a couple/single person and trying to shoehorn additional people will put even more pressure on the already small main living space. Where would everyone sit?

I do think it would be a good idea to block off the current door to the bedroom and have it lead from the hallway instead regardless. That will give you some more Flexibility with space for furniture in the main living space.