Flat layout ideas

TranceNRG

UPDATE - I've bought the flat and have decided on a new layout. Please go to page 3
I would appreciate if you could comment on the prices for renovations

http://forums.moneysavingexpert.com/showpost.php?p=69173693&postcount=45

Hi guys, I'm in the middle of buying a 2 bed ground floor flat in West London. Since you guys have been very helpful with my other queries, I thought I'd get your opinion on how to get the best use out of the space in my flat. Apologies if this is not the right place to ask.

Here's the current floor plan:
http://i.imgur.com/ABoFax2.jpg

As you can see it's got a bit of a strange layout. (I believe current owner built an extension at the back which houses the kitchen and the bathroom) and the master bed room is at the front which is next to a relatively busy B road. So the noise is a bit of a concern for me. If this was the living room, I wouldn't worry too much about the noise.

I will get a flatmate in to the 2nd bed room.

I've had a couple of builders look at the flat as I'm planning on renovating. They all suggested I swap master bed room and living room around. They'll build a partition where the current living room is, to create a bed room and a walkway. I've been quoted about £1100 for this partition wall.

At first I was leaning towards this idea but now I'm not sure for 2 reasons:

1. This will create a long and narrow bed room (Dimensions will probably be 4.64m x 2.4m) which is not great.

2. Since kitchen is small dining table will have to go in the living room. So if I move the living room to the front that means a bit of walk from the kitchen to the living room, every time you want to eat.

If I keep the current layout the living room is fine but noise from the road could be an issue. Also I'm worried that if I want to sell it in the future, having the master bed room at the front is not desirable.

Bear in mind that during renovations I want to have carpet in the 2 bed rooms and rest of the house engineered wood flooring. It won't be ideal if I want to swap living and bed rooms around down the track.

Both options have pros and cons and I can't decide! So was hoping you'll have some ideas/help me decide.

Thanks.

dimbo61

I would move in first and live in the flat for 6 months before doing anything.
Moving bathrooms can be difficult as you have waste pipes, cold+hot water supply.
See how noisy the main bedroom is and if you want to stay long term.

Homeownertobe

Move the bathroom to next to the bedroom in the reception area, knock through the kitchen and living room and create an open plan space that looks out onto the garden.

So your current reception room area would be the bathroom and kitchen and then your living area would lead out into the garden, extending your living space and creating a tangible divide between living and sleeping.

That will be especially valuable when you come to rent a room out.

TranceNRG

dimbo61 wrote: »

I would move in first and live in the flat for 6 months before doing anything.
Moving bathrooms can be difficult as you have waste pipes, cold+hot water supply.
See how noisy the main bedroom is and if you want to stay long term.

Woulnd't it be difficult to impossible to change the layout while I'm living there? Especially if I have another flatmate.

That's why I was planning on doing the renovations before moving in.

TranceNRG

Homeownertobe wrote: »

Move the bathroom to next to the bedroom in the reception area, knock through the kitchen and living room and create an open plan space that looks out onto the garden.

So your current reception room area would be the bathroom and kitchen and then your living area would lead out into the garden, extending your living space and creating a tangible divide between living and sleeping.

That will be especially valuable when you come to rent a room out.

That's actually a pretty good idea to create a big open plan living. But I will still have the problem of having the 1st bed room at the frond and next to the road (I reckon there's only about 4m distance between the front wall and the road)

Also I'd imagine knocking down the walls and moving the bathroom could cost at least 5K?

Doozergirl

A lot of London flats have the master bedroom at the front so that the living area enjoys the garden.

I would not go to the expense of creating a hallway that ran the full length of the house and confused the living/sleeping arrangement any more. Bedroom at the front will no affect value. will not affect the value. Some people may not like it but others will prefer their living area by the garden.

If I did anything it would be what Homeownertobe suggested. It would make the layout much more appealing to me.

Homeownertobe

TranceNRG wrote: »

That's actually a pretty good idea to create a big open plan living. But I will still have the problem of having the 1st bed room at the frond and next to the road (I reckon there's only about 4m distance between the front wall and the road)

Also I'd imagine knocking down the walls and moving the bathroom could cost at least 5K?

So rent that room out and you can use the other? Or if not put in triple glazing/specialist glazing and do as much as possible to mitigate the noise, including planting a hedge and a lot of noise-absorbing plants in the front garden if possible.

I know that's what I would do in your position anyway, and this way you have the added bonus of being able to extend your living area into the garden should you need to.

It all depends on your budget.

TranceNRG

Homeownertobe wrote: »

So rent that room out and you can use the other? Or if not put in triple glazing/specialist glazing and do as much as possible to mitigate the noise, including planting a hedge and a lot of noise-absorbing plants in the front garden if possible.

I know that's what I would do in your position anyway, and this way you have the added bonus of being able to extend your living area into the garden should you need to.

It all depends on your budget.

I'm worried that people wouldn't want to rent a room next to a B road. Also I wouldn't mind having the bigger room.

I was considering putting in triple glazing as well The windows are already double glazed. Will triple glazing make a noticable difference? Planting a hedge sounds like another great idea.

I like your idea of creating open plan living. Will get a builder to give me an amended quote.
Can you give me a ball park figure for moving the bathroom?

TranceNRG

Doozergirl wrote: »

A lot of London flats have the master bedroom at the front so that the living area enjoys the garden.

I would not go to the expense of creating a hallway that ran the full length of the house and confused the living/sleeping arrangement any more. Bedroom at the front will no affect value. will not affect the value. Some people may not like it but others will prefer their living area by the garden.

If I did anything it would be what Homeownertobe suggested. It would make the layout much more appealing to me.

Exactly what I wanted to hear

Homeownertobe

TranceNRG wrote: »

I'm worried that people wouldn't want to rent a room next to a B road. Also I wouldn't mind having the bigger room.

I was considering putting in triple glazing as well The windows are already double glazed. Will triple glazing make a noticable difference? Planting a hedge sounds like another great idea.

I like your idea of creating open plan living. Will get a builder to give me an amended quote.
Can you give me a ball park figure for moving the bathroom?

I don't actually know - I'd be asking for advice myself on costs, but if you're moving both then I wouldn't expect it to be too prohibitive, relatively speaking. Especially as you have outside access to the side.

I will say this though - the current layout doesn't make the best of the space, and will limit the value of the flat. And possibly the value to you and your lodger.

If you or your lodger had guests over in the living room, what would happen if the other needed the bathroom? Happy to wander through the room full of guests in a towel? Use the toilet in the knowledge you could be heard by the guests next door? It's not a great way to live.

Grouping the rooms so you can separate different functions will give you the best use of space and boost the value of the flat as a whole.

bouicca21

A B road is clearly better than an A road ... Seriously you will be amazed at how quickly you get used to the noise - and surely the traffic levels die down at night? I'd concentrate on making the most of the living area. That is where you will be when awake, that's the area that needs to be quiet and enjoyable. If you can move that bathroom, do.

I second living there for a few months before making decisions. My flat was refurbished in absentia by the previous owner. Looks great but it's only when you live in it that you realise the radiators, sockets etc are all in the wrong place.