Which layout would you prefer?

Doozergirl

I'd do some structural work. Bed to the front, bed behind it. Bathroom cut from the space between, or even two ensuites side by side, which would only involve stud walling and a door knocked through the wall.

Large, open plan space to the rear opening onto garden.

This is a pretty typical london flat. Scour through rightmove, look at the floorplans and steal one that works.

It's very lazy 'development' at the moment. If your target market only needs a shower room then I suggest that they would also be keen to use the south facing garden and living space for proper entertaining (in fact, wouldn't anyone) Character is nice in a bedroom too and north facing rooms are better suited to sleeping.

sydenhambased

I viewed (in person) six flats of this sort of size in Catford and Hither Green, earlier on this year. Four of them had single shower rooms, and we nearly bought one of those.

Totally normal - much rather have living space than a bath.

I'd want the garden access to be from the kitchen, personally.

AdrianC

For me, it'd very much depend on the light to the kitchen (option 2)/bed2 (option 1). If the light's decent, then use it as the kitchen, with the door out to the garden.

But I'd definitely expand that bath/shower. 2m x 1m is TINY. Yes, it's a wetroom, but you've got to fit a sink, bog and shower in there, as well as space to get to/from the door and to store towels/toiletries. It's borderline acceptable for shower-only, but as the only bathroom? Nope. Taking a bit of space out of Bed1 wouldn't hurt one bit. In an ideal world, maybe move the living room/Bed1 wall a bit, to even the two (post bathroom expansion) up a bit, but it depends on how big this redevelopment is.

jsb1987

sydenhambased wrote: »

I viewed (in person) six flats of this sort of size in Catford and Hither Green, earlier on this year. Four of them had single shower rooms, and we nearly bought one of those.

Totally normal - much rather have living space than a bath.

I'd want the garden access to be from the kitchen, personally.

Exactly! That's the plan really - sacrifice on bathroom and bedroom space but keep the living space a reasonable size.

I've looked at loads of flats in person (this is the 3rd flat I've bought in London - the other two were new builds), and I've looked at lots of flats currently on rightmove. Just having a shower room is quite normal. It's going to be small, but it's going to be a wet room, and have a really nice shower.

We're probably going to stay living here for a year, so whilst I'm thinking about the target market, I'm thinking of myself a little too. And I would much rather keep the original living room as a living room. I can't be the only person who would want that?

Knocking out the area at the back would only give about 15sqm - not enough for a kitchen/living room. An extension would be needed...

AdrianC

jsb1987 wrote: »

Knocking out the area at the back would only give about 15sqm - not enough for a kitchen/living room. An extension would be needed...

3m x 5m or near-on 4m x 4m? That's a fairly decent size for a combo kitchen/living room.

jsb1987

AdrianC wrote: »

For me, it'd very much depend on the light to the kitchen (option 2)/bed2 (option 1). If the light's decent, then use it as the kitchen, with the door out to the garden.

But I'd definitely expand that bath/shower. 2m x 1m is TINY. Yes, it's a wetroom, but you've got to fit a sink, bog and shower in there, as well as space to get to/from the door and to store towels/toiletries. It's borderline acceptable for shower-only, but as the only bathroom? Nope. Taking a bit of space out of Bed1 wouldn't hurt one bit. In an ideal world, maybe move the living room/Bed1 wall a bit, to even the two (post bathroom expansion) up a bit, but it depends on how big this redevelopment is.

That's the shower room plan. Believe it or not, I have seen flats with even smaller bathrooms than this - You walk straight into a sink, just enough space for toilet on right, and 80cm shower cubicle on left.

I could cut more into the bedroom, but it's already tight - 3.1m x 3.2m… Unfortunately moving the living room/bed1 wall isn't an option

jsb1987

AdrianC wrote: »

3m x 5m or near-on 4m x 4m? That's a fairly decent size for a combo kitchen/living room.

Really? I think that's too small. Option 2 would be more like 20sqm living space overall.


I just think it would be such a shame to lose the original living room! Plus I've already installed a wood burning stove, and nice shelving in there, so it's a bit too late really

RAS

You are putting the living room as far away as possible from the kitchen and as far away as possible from the garden and on the north side of the flat. Barmy.

As Doozer says, two bedrooms on the north side with en-suites between - retain the nice coving just breakthrough lower down.

Then a kitchen living room space on the south side with access to the garden.

Cisco001

How about two front room as bedroom, all living room/ kitchen area at the back?

TBagpuss

Of those two options, I would probably go for Option 1 as I would not want an outside door into a bedroom.

But option two using 'bedroom 2' as the living area and the two front rooms as bedrooms could also work - you'd get the outside door in your living space, living and kitchen adjacent, and both bedrooms close to the bathroom