Flat layout ideas

TranceNRG

ManofLeisure wrote: »

You appear to have ignored my comments, but they were based on my experience of working as an architect .

In my opinion, it is not possible to simply look at your plans and provide a suitable layout. I would wish to inspect the 'outside' of your property as much as the internal layout.

I hope you reach a solution soon

Hi mate, I didn't ignore your advice. I was going to look at local architects. But I am not sure if the ones in London will give 'free' advice. I guess it doesn't hurt to make a few calls and find out.

TranceNRG

Another concern was how much 'noise' I from the 1st floor flat that was coming through to my flat, the few evenings I went there. You could hear people walking, shower, washing machine (quite loud). Having only lived on the 1st floor (top floor) in in previous shared accomodation in London, I had no idea that ground floor flats were going to be this noisy. Not sure if there's anything I can do to minimise this noise. Just need to get used to get it?

Currently the windows are all old and have no double glazing. I'm planning to install double glazed windows. Maybe that might help a bit.

TranceNRG

Hi guys, can you please give me your thoughts one last time on the different layouts?

I’ve attached all the layouts I’ve come up with (including the latest one where the main bed room is going to be in the current living room). Regardless of whatever layout I go for, I will refurbish throughout to a good standard.

Current layout


New layout 2 (open plan living)


New layout 3


New layout 4


New layout 5


I am going to get a tenant in to bedroom 2 to help me with bills and I am also thinking ahead and the resale value and what’s more desirable to more buyers. My current budget is about 25K (I’m already using a couple of credit cards to get to this) but I could apply for a personal loan of about 10K if the renovations make a big difference to the property in terms of desirable living arrangements and market appeal.

Here’s what I think the full refurbishment is going to cost for different layouts (based on quotes I’ve got so far):
Layout 2 (open plan living) – About 35K
Layout 3 – About 33K
Layout 4 – About 31K
Current layout – About 25K
Layout 5 – About 27K

I don’t have a problem with the current layout but a lot of people mentioned that going through the living room to get to the bathroom is not great (especially if I have a tenant living with me) and might put people off if I want to sell the property in the future.

So I came up with the latest layout (layout 5) which will allow me to use current bed room 1 (which was originally the reception room I’d imagine) with fireplace as the reception room and current living room as the master bed room. With this layout, you don’t have to go through the living room to get to the bathroom and I quite like having the living room at the front as you walk in. Also to achieve this layout, I wouldn’t need to make any structural changes – just need to create a partition wall in the current living room. This should only be about another 2K more than the cost for refurbishment under current layout. The negatives that I can think of this layout are it creates a hallway all the way from the start of the flat to the end of the flat, the kitchen is quite a bit away from the living room and the hallway could be quite dark without any windows.

What are your thoughts on this new layout (5)? What layout would you go for if you were in my situation? Would love to hear your thoughts!

Thanks very much

fairy_lights

With layout 5 you lose quite a bit of space by having the hallway added in.

gwynlas

I like layout 3 if you are planning on having a flatmate as it means they could prepare food and use bathroom without intruding on your living space which you could keep for own use.
This layout would also allow future owner to create side return extension with light well servicing bedroom 2 and bathroom

Angie_B

Layout 5 means you also have to trek the entire length of the flat every time you want a drink or have to carry your food from the kitchen all the way through to the lounge. That's going to get annoying and old pretty quickly.

In my opinion, Layout 3 is the best but if you are not going to do that, I would just leave it as is. I definitely would not spend money on Layout 5 - I certainly don't think that would add value.

bouicca21

The reality is that you are all over the place and probably quite unrealistic about costs and benefits, and I suspect, ripe for being ripped off by dodgy builders. Manofleisure is right - get an architect.

libf

Keep it the way it is and live in it for a bit before making an decisions.

ManofLeisure_2

I think you have 2 choices

1 - Keep the layout as it is and refurbish to a good standard.

2 - Ask an architect to call. All you need to do is explain that having purchased a flat, you aren't happy with the layout and could someone advise. So along comes the architect with loads of ideas - listen and ask questions - then think carefully about what has been said You never know, a solution may be found.

As an architect, I'm afraid I don't like any of your layout plans. If I were in your situation, I would probably choose option 1 and move on as soon as is possible. My understanding is that this isn't your ''forever'' home and so ploughing shed loads of money into this project may not be the best thing to do.

Sorry, but asking MSE members (no disrespect intended) to choose a plan isn't a wise thing to do and it could result in financial disaster. Please, think very carefully before proceeding.

Doozergirl

Is that your usual advice to potential clients, ManOfLeisure? Move house?

It's a very typical London flat shape. Incredibly common and not easy to avoid. Friends have the same with a side return extension and it's stunning.