We are building a custom home and have managed to come up with this design. I am looking for recommendations and suggestions to make the plan functional and efficient.
Its a corner block and the family and dining opens to north facing backyard.
Thanks :)
Thank you everyone for all the comments and suggestions. Some ideas were great and we loved it and will be taking it to our builder to redesign our home. Unfortunately i cannot afford an architect at this stage !
If you spending 300k+ on a house to live on, its wise to get a architect and a interior designer for little over 5%.of its cost instead of asking in ozb.
Right. But it's also why most people, and virtually all investors, will build off an existing approved plan. To save that money. Though investors overwhelmingly prefer existing properties/lots than entirely new builds.
It's also why most houses today look the same as each other. Which is kinda sad.
Nothing wrong with building of a pre approved plan, instead of asking us, ask builder to show you a house which is already build. These plans are more generic than customised.
custom home and have managed to come up with this design
That's almost sounded like you designed it.
Eg https://pasteboard.co/vY9mhUpvORyo.jpg
Shitty arrangement, so visitors/master bed room share the same toilet ?
Don't be cheap, get a architect.
Usually architects can tell you pro and con on every layouts.
@boomramada: And ensuit access is through the hallway in front of the stairs? And the movie room is right below the master bedroom? Doesn't look super ideal. Though this plan will at least tell the architect what they want broadly in terms of rooms and space.
@AustriaBargain: I'm more worried about the bedroom above the kitchen getting the noise from people slamming the microwave door.
@boomramada: No idea what you are looking at - Its a double story home. Master is on 1st floor and guest on ground floor.
You might get a garage for $300k these days. Min $600k for a house and that is a basic off the plan one
I am working with a designer/draftsperson who is employed by the builder - The reason for posting on the forum is to get more ideas and suggestions.
Its a knockdown and rebuild so have already paid for feature survey, arborist report, soil test 3D design, Facade concept etc
That's going to cost a bit. What's your budget all up for the build and other services?
Build - $750K
750K for that plan means it will be a basic brick veneer house built with cheap materials with plenty of shortcuts. I can't stand the hollow sound made by thin internal walls in brick veneer houses. OP is most probably not into cars at all with a garage that small.
It's a double garage isn't it? If he wants to garage more than two cars then we could probably guess his favourite movie franchise
Is that really how far building prices have rocketed? A few years ago it would have been less than half that for a cheap build
What cladding do you suggest that's not brick veneer?
Not a bad layout, but it's a bit of a walk from the dining/family/theatre to the toilet, don't you think?
On that note, I'd look to scrap the guest WIR (just have a basic cupboard) and turn the guest ensuite into a powder room for anyone downstairs. Have it separate to the guest bedroom.
Even yourselves, in the house, while in the kitchen/theatre/living area, will go to the toilet in that guest ensuite
You can keep a Porta-Potti in the dining area.
I like how you're showing your guests who is boss by making them sleep below.
lol .. its for elderly guests who would prefer to stay on ground floor
If they aren’t very mobile they might struggle getting in the shower, it looks very cramped.
Depends on how discerning you are. Working with an architect will achieve the best design and overall project outcome as they work with all the top-shelf builders. But some project home builders have adaptable designs with excellent finished products. If you disclose your city you'll get some more focussed recommendations. BTW, if this is your forever home consider improving the accessibility of your design.
It’s got all the stuff the latest houses seem to all have, butlers pantry, media room, huge walk in wardrobes behind the main bed. Just make sure to decorate in taupe and charcoal shades and have a waterfall kitchen bench and you will be all set.
Overall I think it’s pretty good. You can convert the media room to another bedroom if you want 5 beds. Depending on the age of your kids, a fold away sofa bed for the guest room allows you to use that as a downstairs 2nd living room for little ones.
My minor constructive criticisms:
the guest bedroom is right behind the TV. Perhaps install some sound proofing in that wall. Also scrap the guest entry to the bathroom, just have it as the general downstairs bathroom
be careful with the door at the bottom of the stairs. You probably don’t need it but you certainly won’t want to have it opening into the face of someone walking out of the guest bedroom
the laundry isn’t that accessible- how do you get from there to the clothes line? Or are you a dryer only person? Not sure how you fix that, might just be something you live with. Or a paved path down the side of the house to the backyard
no windows on the east wall downstairs? Kitchen could be a bit dark, not to mention no way to air the smoke from the toaster fire (however kitchens with no windows seems to be the modern trend so probably I’m old fashioned)
windows directly above the beds in beds 2&3. Do you need them? If you are somewhere temperate it’s probably ok (although still a bit odd) but if you have cold nights then might not be great
good idea having separate WC and shower upstairs for the kids
Edit: as mentioned above this is not a hugely accessible design but you should be fine until your 50s at least.
be careful with the door at the bottom of the stairs.
You misunderstand the plan. There is no door at the bottom of the stairs. That door is to the unused space on the ground floor under the top half of the stairs.
windows directly above the beds in beds 2&3.
Keep the windows, but move the bed.
When we extended our house over 20 years ago we found an architect invaluable. We have reaped the benefits of setting these parameters.
We asked him to ensure the following:
Lots of storage spaces,
An accessible house , especially bathroom, as this makes it user friendly for everyone.
Make the house as energy efficient as possible re draught proofing, insulation and eave lines. The last ensures that we get all the winter sun and summer shade.
Nowadays I would only go all-electric. In those days we went for gas central heating which is now the most expensive option in Melbourne. Have changed to RCAC. Also have since installed solar panels and battery. If you can afford it better to go solar now. It was not available when we renovated.
We also planted deciduous trees on the western boundary to shade us from the afternoon summer sun and planted non-invasive deciduous creeper on the pergola on the northern side of the house so we had a good outdoor entertaining/ dining area.
Side question - why central gas heating is most expensive option in Melbourne? I spent $1271 on gas for 2023, mostly used during winter period to heat up the house.
Electric probably means reverse cycle (heat pump) which is the most efficient and economical way to heat/cool a space. If it costed you $1271 for the year with gas, it'd likely cost less on reverse cycle.
What builder is this? I've never seen a study labelled as a prayer room.
It's so you can pray to your God when the builder goes bust.
Hopefully they complete the prayer room before that point then.
Well, if you were Muslim, a devout Christian or wanted a quiet, reflective space why wouldn't you label it so? Could even be a parents' refuge from their teenagers!
Try clicking the reply button next time.
when you have sons you worry - when you have daughters you pray …
I would increase the size of the outdoor area.
Architect here.
Layouts are so subjective to what the client has on their check lists.
You're never going to please everyone and there are going to be things you won't pick up on until you've lived in the house.
I always tell clients to go for a drive / inspect open houses / get a list of properties you've stayed at for preciidents.
As for your design and budget. The house is huge to be blunt. I'd be interested to see if your builder is a volume builder and their allowances/ inclusions / sq metre rates. Because I'd be worried about cost variation and standard of building?
Assuming no allowance for landscaping etc. which imo can make or break a house.
How long is a piece of string?
Average
I can't see the helipad shown anywhere
.
I dont need one - I have a vacant land behind the house to land !
Upstairs:
Downstairs:
That room is more like what would be called a "wet room" in a house on a farm.
Our laundry is 5m x 5m and I wish it was bigger. Yes, it's on a farm.
if 5m x 5m is small then i would ask what do you wash there apart from clothes and horse ? :) .. 😂
It's got heaps of storage and a wide open space for clothes horses in the winter. So yes horses are found in our laundry 😉. Previous owners designed and built home and they bred cattle so it was a huge wet room with a specific purpose. It's the only room in the house with heated slab flooring too.
@MS Paint: Previous owner must be laundry lover 😁…none of the room in my unit bigger then 3m .. LoL 😁
You must be having fun lawn mowing and cleaning home I guess 🥸
I'd question the need for a butler's pantry at all. Why do you want it? You can use the space for a bigger kitchen, or shift things over and use the room in the dining/lounge.
Keeps appliances out of sight which some people like.
There are far more cost effective and practical ways of doing this. Unless you entertain at least once a week or actually employ a butler it really is wasted space.
But let’s pantry only makes sense in a huge house, otherwise you’re just compromising the actual living space for a glorified cupboard.
"PASSAGE" just means wasted space, so remove the wall and door between PASSAGE and LEISURE.
In LEISURE move the TV to the wall backing onto the STAIRS. Rotate the couches 45 degrees, and put storage for leisure-related stuff in the corners behind them.
This is why it is all subjective. The current design actually makes sense to me. Isolate the sleeping area from leisure are. I don't think there is a wall at the stairs. That would be a railing. Closing it off would suck
Widen BATH just enough that the shower is at the end of the bath not in front of it.
The current design rocks if you want a Japanese style bathroom. The tub just needs to keep the water warm though.
Would be helpful if you showed where North was on the plans (At the back of the plans? Because there are no windows in that direction downstairs).
Some thoughts:
Sorry ! I could have been clear in the post. Its West Facing home with North Facing Backyard - Dining and Family opens to the yard.
In the case, change your orientation in the g bed and move the window to the northern wall and the same in your study.
See if you can rejig your master to have the wir on the westerly wall, although I do see the street appeal of a big windows at the front
Definitely swap out a lot of those swinging doors for sliding doors. Swinging doors waste so much space.
Cant see your location! ….. however IF you are in Melbourne there is a Group / Collective called Architeam, we found our architect through them!.
We were put in touch with 3 architects in our surrounding area, bingo found a highly experienced architect and ended up with a home that almost won house of the year in our catagory, we were chuffed!!. This was 18 years ago, and a websearch still found them in central Melbourne, the fees were a fraction of what major practices were quoting!…. about a third.
Other thing to understand Building Engineers are expensive in many cases, again ask around and you MIGHT find a sensible deal - we did. The architect and engineer were
a "one man band" and I think that helped. These two, were older with much experience, but were not greedy, and this helped our budget!.
Another thought, we also used a Quantity Surveyor and the 100 page report was magic when negotiating a price, it was a tip a builder gave us while he was building next door, a bit of a thank you for keeping vandals away!! Good Luck.
Maybe it's just me but I feel uncomfortable lying in the Master bed and the door opens and you can see straight down a hallway, and vice versa.
Otherwise a reasonable design.
Upstairs Ensuite has a poor layout as does the main bathroom. Needs to be redesigned IMHO.
It would make it easier to understand if you spelled out North and where the street frontages are. One is obvious, the other requires thinking about it.
It looks like youve added a lot of trends that IMO just waste otherwise practical space.
Huge ensuite and double shower could be better utilised. How often do you really want to shower at the same time?
Walking through the shower into the bath just seems like a recipe for additional cleaning. Separate the shower into its own zone so you don’t need to clean down the bath after every shower. Not sure about others, but our bath has been used a handful of times in 10years. Virtually not used at all since kids got old enough to shower themselves.
Guest room having a walk in robe is wasting space for the actual room. Access to guest wir from bathroom seems wasted.
Study needs access to main living area unless you want kids guests to work elsewhere or walk through your room.
Butlers pantry is a big trend, but IMO mostly stupid. If you must, combine it with your laundry.
Opening the door to the master straight onto the bed from the leisure room seems a bit too open. Need to at least offset the door to the corner of the room.
Do you really need a theatre room and the leisure room?
I’d engage an architect to draw up the plans - the floor plan is a good start but you need to consider the elevations and the window placement so it looks ok on the outside.
There’s also making sure you get the maximum potential from the block within the CDC/DCP guidelines.
You could use a draftsman but I think you are bothering to build a custom house you want to make sure the natural light in each room/spaces/doorways and placement etc is optimised which an architect would be better placed to assess.
One tip (this is my daily frustration) - if you can, make the garage longer. You ideally want to be able to fit a large suv with the tailgate open if you can accommodate it. It’s like maybe 40cm extra length.
Custom design means it suits you.
If it were me I’d find some way to give your bedroom, ensuite, WIR a decent amount of space and light. I see why it’s been done that way - the stairs are the ‘fixed’ design point in the plan and they’ve fitted stuff around it.
But it will feel small and dark. Give yourself room to have good storage for clothes, a bit of space and a luxury space to bathe and relax in.
the stairs are the ‘fixed’ design point in the plan and they’ve fitted stuff around it
That's the core of the problem with this design. The stairs are in the wrong place, restricting space in some areas, and wasting it with hallways in others.
You have to walk through your pantry to get to the laundry? Consider heat and moisture from the laundry getting to perishables etc.
Study only accessed through the master room?
I dunno, looks like a McMansion to me. How large is your family? 750k can get you something with a more thoughtful design and build if you’re willing to sacrifice some square footage.
What about landscaping? As another poster said, this can make or break. I always laugh (cry?) seeing a huge house with just lawn all around it.
Personally, I hate it. But it’s your house, not mine. Just don’t build near me, haha!
Will you actually use the garage? Where to you store bikes, luggage, tools etc. I often see cars parked outside garages because of convenience as the garage gets too much other stuff stored in it. Do you plan to have external shedding? Garages always look too small to me.
If you've got the acreage external shedding works out more practical and far cheaper for rarely used stuff. Otherwise you are right.
Though do bear in mind that junk expands to fill the space available :-).
We used a local architect, guy with similar style and values as us. Not into mcmansions and understood our budget.
I from a drafty/engineer background and we had a plan we were working on based on a collage of ideas from the bigger builders. I worked on it for a year, he blew it away in about 15minutes and just made it so much better.
Definitely worth the money.
Our guy is based in Newy/hunter region if you are in the area but sure he could help remotely
https://www.linkedin.com/in/hugh-walker-261740101?originalSu…
Make the garage 50% bigger than you need and then add 25% to that. Trust me you will need it. Well, I would anyway.
Frank Lloyd Wright hated garages, so the radical alternative would be a double carport with concealed storage/workshop integrated in the design.
Couldnt agree more. Should have done it for my build so instead, ive forked out more $$ to get a shed in…
Have a look at home one forum.
https://forum.homeone.com.au/
Lots of good info there.
We did a custom build with Latitude37. From my research Comdain homes are very good.
I haven't engaged them - Can i ask when did you build yours with Latitude 37 ?
Build was finished 2021
Some suggestions:
1) mud room near the garage or entrance. Males getting into and out of the house so much easier. Keeps shows bags, hats, wallets, keys in a tidy spot where you need them.
2) a laundry chute from upstairs direct into the laundry. Saves so much time and energy. Going through the pantry to the laundry isnt the best setup (a wet area right next to a space where you store perishables should be avoided if you can).
3) a bathtub and shower in the same area is a cleaning nightmare. Sure it might look good but your bathtub will end up having regular dirty water marks in it (think of what you see in a vanity basin and multiply that by you bathtub size), so you'll be scrubbing that every time before you use it.
4) alfresco outside of dining is better than over living. More often than not the extended indoor/outdoor space is useful for hosting when food is involved
Love the laundry chute. We renovated upstairs and one request was for a laundry chute. In it went and it’s fantastic. Ours isn’t perfectly vertical either. The first part is at 45 degree and it still works.
Make the garage at least 6m wide and 6.5m - 7m deep. 5.5 x 5.5 double garages are useless, so tight you can barely squeeze the cars in them. Bigger double garages are excellent for storage as you can put storage shelves all along back wall of the garage.
Structurally it's a bit of bugger of a design. The load path is all over the shop, the first floor is going to be load bearing on beams more than ground floor frames due to the layout of the house (Personally I find this just lazy design). You are most likely going to have a steel beam supporting the WIR, ensuite wall that then lands on a large garage opening which will also require a steel beam. Look at that return above the theatre where the 1st floor just lands in no mans land. None of this is impossible of course but I just hope you have someone doing the structural design that is very conservative on beam sizes as beams on beams really compound bounce in floors. Knowing the industry I wouldn't be surprised if this house has cracking in the first floor render within 24 months as things settle.
Good point re structural design. Upstairs Walls need to be on top of walls.
Alot of councils don't just allow you to build walls on top of walls around the perimeter, there are specific guidelines you need to follow when building the second story.
Is the laundry there purely because of access to an external clothesline? reason being, you have bedrooms upstairs but the laundry / linen downstairs.
At least move the linen to the same floor as the bedrooms
When you walk into your house you'll be walking into a dark hallway with a wall at the end. I know you have a challenge because you want the kitchen and living spaces facing north'ish but surely there's a better way for the entry to work.
The downstairs toilet, which will get plenty of use is far away from the living spaces.
The cavity slider from the walk in to the downstairs bathroom is totally unnecessary as it doesnt really make it any easier to get into the bathroom than just walking out of the room and into the main door. So all it does is cost you money and limit your floor space in the bathroom and the walk in. Plus with only one door it will be less confusing trying to determine if someone is already using it. I'd consider how you could have separate toilet/powder room downstairs.
The downstairs theatre can also be used as home office or an additional bedroom.
I know you have a butlers pantry with a full size sink, but I don't like the positioning and size of the sink in the kitchen.
Master ensuite is wasting space when the other upstairs bedrooms are small. How many kids are you planning? I'd resize to make the other bedrooms a little larger.
I like that the upstairs living space can easily be converted into another bedroom if required.
Need linen closet upstairs (keep the storage in the laundry though). You've got plenty of space upstairs to put it. The WIR in the master doesn't seem like very efficient use of space, as in you're not getting a lot of storage from it and the dual openings are gimmicks that limit your usable floor and wall space. Some people don't want a TV in the master but if you do where exactly are you going to put it when there is a door opposite your bed?
Looks like a cool design, but I'd definitely consider a few changes.
Downstairs entry area is a large wasted space - make it narrower.
Upstairs passage area needs to disappear.
Ensure you get proper acoustic insulation installed for the theatre, and a sound proof door too…
Finally, where's your outdoor plan? Can spend $$$ there too if you aren't careful!
Feels like you added all the things that are in fashion and looks good in magazines but aren't as functional. From looking at those plans, you must have some great fittings to get to a $750K build. For a $750K build, you should get an architect/firm involved.
It may work well for you though. If it were my build:
I'd put some more consideration into orientation. Look into solar passive design. I would look to reconfigure the master suite as all that western glazing will be hot as shit in the summertime
A bit unrelated - but what program did you use to design that?
Very doubtful u can get this build for 750k in Melbourne or Sydney.
Would be closer to 800 to 900k at least.
I know a guy that can do it for about tree-fiddy.
Results may vary.
But yeah, this design looks like it’ll be a lot more than 750, unless it’s a barebones interior, builders will charge out the ass for lavish upgrades.
No chance this is a custom design that you have come up with.
Go see an architect/draftsman or a builder with an inhouse design team. Architect isn't going to care what your budget is. A builder with a design team is more likely to give you what you can realistically afford.
Go brick. We built in hebel and it shits me no end. Can't hang anything on walls outside. After a few years there are stains running down at the corners of all the windows.
Basically render bricks house same issue.
I build all bricks but people say is ugly our look dated.
Depends if u intend to sell.
Increase the entry door size. Many of the bigger french/side by side fridges these days will either be a tight fit or not easily fit through a 820 doorway without potentially having to take the door off. Even just going to a 1020 door makes it so much easier to get furniture and appliances in, plus IMO it makes the entrance to the home feel larger overall.
Increase the entry door size.
Good point.
And wouldn't there be the same issue with getting things like beds upstairs when the only access is a stairwell with a 180 degree turn halfway up? I don't see any balconies with sliding doors on the upper level as an alternative.
(I'll always remember the neighbors having to help the ambos get a woman in a stretcher out who'd been injured on the upper floor. The only way out because of the twist in the stairs was over the upper floor balcony rail.)
It looks like a nice floor plan but $750k seems like a 2015 price for the build unless you want very basic finishes and low overall quality.
How much additional have you set aside for soft costs?
How much additional have you set aside for variations?
How many sqm is it and how many $ per sqm?
What city are you building in?
What is the land worth?
35 Square home and building in Melbourne. The land is worth $1.1mill.
Havnt got a quote yet but expecting for it to be more than $750K
That's a build cost of around $2150/sqm?
I think that's way too low for a custom home.
Have you built in Melbourne before?
Not sure of Sqm - In regards with square my builder has quoted $21000 to $28000 per square depending on inclusions.
You can try this tool: https://www.bmtqs.com.au/construction-cost-calculator
For a medium finish 4bed 2 level unique design at 35 squares with medium finish the range it suggests is $900k to $1.2m.
the tool is quite accurate i think
Just moved into new build
Four pieces of advice:
1. All taps should be pull outs - makes cleaning so much easier. This goes for baths and showers as well
2. Think hard about your PowerPoints. The more the merrier within reason. Think hard about placements including height (above/below desks)
3. Think hard about light placements. Which light should have two way switches, where should they be placed so when you are going to bed/leaving house you don’t have to backtrack to turn off lights
4. Automated entry - keyless/keypad entry and or garage automation. Makes entry for guests easy and also helps when coming home with lots of bags of shopping. Also less stress about keys
Missing a lot of windows downstairs. Put a long narrow wall to wall window along the kitchen where the cooker is, small window above the toilet where the ensuite is, a window somewhere in the laundry maybe a narrow one high above the bench.
Think about a way to move PDR 1 to the opposite end of PASSAGE, even if it involves sacrificing a bit of room in ENSUITE. That way all the plumbing upstairs is in one area, not some at each end of the house. It would also eliminate having a separate PASSAGE and open up LEISURE.
But the big problem with the design is that the central location of the stairs is dictating how big and/or open every other room is, and wasting lots of room on the ground floor. The stairs need to be moved.
The MASTER BED layout is fashionable, but terrible.
The GUEST bedroom doesn't need a WIR.
And you don't put beds under windows. If the beds gotta go there, don't have a window. But preferably move the bed somewhere else and keep the window.
That way all the plumbing upstairs is in one area, not some at each end of the house
That’s where an experienced designer can really help. Makes construction easier and therefore cheaper if it’s all together, or at least in a minimum number of areas. Our place has bathroom and ensuite above the kitchen. The laundry is separate, but near the HWS
Not sure you need a theatre room when you have already have TVs upstairs and downstairs in the Family and Leisure rooms.
I'd knock out the Theatre room, put a toilet next to the garage wall and have a hall going to the laundry from the garage. You could pull the pantry back a bit to make the kitchen bench a bit bigger too.
I'd prefer a bigger kitchen over a theatre room though.
Architect? They command $$$ though.