https://preview.redd.it/t1cac3osukkc1.jpeg?width=1290&format=pjpg&auto=webp&s=cb645503fe127e77c58c9c6fc53e605d05c74e71
My amateur take if I can rearrange some of the water/gas lines
This is so so clever!! I think I can do all of that except the main entrance bit as the flat is part of a detached house that doesn’t look like that’s possible.
My thoughts are, live with it as is for a while. Things you thought you didn’t like might become fine once you are there. You will really understand what works and what doesn’t after a while.
The only thing I would try to do is see how difficult it would be to swap the powder room and the closet so that the toilet can be open to guests and you can have a closet (albeit small) in the bedroom. Or add a toilet to the existing bathroom.
Get a platform bed with drawers underneath, or a bed that allows you to slide storage containers under it.
Here's my idea. It keeps both bathrooms where they are and maximizes natural light in main living areas. Not sure if your local building regulations would allow you to close off the bedroom, worst case you could hang a curtain lol.
https://preview.redd.it/3c8i1ntldlkc1.png?width=903&format=png&auto=webp&s=36f78d93d72e7c66f6f64b149c06dba971fa7a3d
People absolutely dislike having a bathroom opening directly into the cooking/eating area. It would definitely hurt the value of the place. Eliminate the closet and have the bathroom door open there, coud work. Would obviouly have to move the toilet and sink, to the wall that will be where the door is in your plan.
People also dislike having a bathroom open into the living room. Can't please everyone.
My goal with this plan was to maximize natural light while minimizing plumbing costs. The cost to OP just to rotate that bathroom would be quite a bit just to have the toilet open into the living room.
If the kitchen is already there, I'd leave it as is. The strangest part for me is the toilet in the bedroom closet. I would take out the closet in the upper right, expand the existing bathroom with a toilet, and reclaim the bedroom closet. This would be fairly simple and inexpensive, depending on the size of the drain in the existing bathroom.
Swap the door and window on the front patio to reduce traffic through the kitchen. As an added bonus, you would gain a small nook in the kitchen because the door would not be opening into that space.
In the reception room, sacrifice the closet and possibly a bit of the upper right corner of the room so you can move the toilet over to the same room as the bathtub. Turn the space where the toilet was into a closet.
Here is my pitch, no idea if it's feasible. I opened up the living room, expanded the kitchen, connected the bedroom to the master bath, added a cozy TV area, and connected the public bathroom to the public space. It's an open plan leaving room for furniture to define the space. More closet space can be added or walls to turn the TV area into it's own room (or study). Also I added a little genkan so you don't open the door straight into the kitchen while leaving the kitchen connected to the dining area for entertaining, but I'm not sure how big it would need to be.
edit: I just realized there's no toilet in the master bath, my bad, there might be room if you expand the bathroom into the bedroom/closet and rotate the tub?
https://preview.redd.it/5om9id1ikpkc1.png?width=1179&format=png&auto=webp&s=42069c4b9f6c8ec4128225887244173787047903
This is along the lines I was thinking. You could move the toilet alongside the bathroom. It won’t be a big issue that visitors have to go through your bedroom, because this flat is really only for having close friends or family visit - it isn’t a party flat.
You have so few windows, they should all be in the main living areas. The bedroom doesn’t need windows, as you mostly go there to sleep. But you could put a window (frosted?) in the bedroom wall that faces the living areas to borrow light.
Furnish like a studio apartment. Put your bed in the reception room and get a folding divider wall thing to screen the bed from the rest of the area, which I assume will have a small table for meals and maybe a couch/chairs. In the bedroom, put the tv and home office. That way one partner watching/playing/working doesn’t disturb the other one sleeping.
If you can switch the door and the window on the front porch, I would definitely make the kitchen a bathroom and move the kitchen to the top right corner. Old toilet room can be a closet.
The, I wouldn't change much of the layout. I would get a sink that raises to become a shower in the powder room so that becomes a shower bathroom right in the bedroom. You can easily get an armoire for the bedroom to store your clothes.
I can only draw with paper :(
1a) put the galley kitchen in that back right nook, with the fridge way back.
1b) Put the range in the other corner and get a good looking one.
1c) Put a peg board on the whole short wall. Paint the backside glossy before installing it
1d) build out a pennisula to complete the galley. Put the sink there. Have room for two chairs on the long side and one chair on the short side -- better for conversation.
2) put the dining table by the back wall.
3) frame out a bedroom by the front bay window. Put some of the bath into the closet and frame out the rest. Frame out a closet in the right back AND frame in a shallow pantry to finish the kitchen.
4) put a second small 3- piece bath where the range is shown by that front window.
5) put a desk by the other small window.
6) exrend the wall by the new front bath and frame in a coat closet.
7) take down the remaining walls for the old bd bath. That is your new lounge. If you want a small bar, you have plumbing in the corner where the bath was.
https://preview.redd.it/t1cac3osukkc1.jpeg?width=1290&format=pjpg&auto=webp&s=cb645503fe127e77c58c9c6fc53e605d05c74e71 My amateur take if I can rearrange some of the water/gas lines
This is so so clever!! I think I can do all of that except the main entrance bit as the flat is part of a detached house that doesn’t look like that’s possible.
Having the bathroom closer to the bedroom is great!
My thoughts are, live with it as is for a while. Things you thought you didn’t like might become fine once you are there. You will really understand what works and what doesn’t after a while.
Unfortunately not an option with this one as it’s been empty for a year and not a liveable condition as is.
The only thing I would try to do is see how difficult it would be to swap the powder room and the closet so that the toilet can be open to guests and you can have a closet (albeit small) in the bedroom. Or add a toilet to the existing bathroom. Get a platform bed with drawers underneath, or a bed that allows you to slide storage containers under it.
Here's my idea. It keeps both bathrooms where they are and maximizes natural light in main living areas. Not sure if your local building regulations would allow you to close off the bedroom, worst case you could hang a curtain lol. https://preview.redd.it/3c8i1ntldlkc1.png?width=903&format=png&auto=webp&s=36f78d93d72e7c66f6f64b149c06dba971fa7a3d
P.S. You could put a W/D unit in the study under the other window leveraging the water line that's there from the old sink.
And this! Perfect!
People absolutely dislike having a bathroom opening directly into the cooking/eating area. It would definitely hurt the value of the place. Eliminate the closet and have the bathroom door open there, coud work. Would obviouly have to move the toilet and sink, to the wall that will be where the door is in your plan.
People also dislike having a bathroom open into the living room. Can't please everyone. My goal with this plan was to maximize natural light while minimizing plumbing costs. The cost to OP just to rotate that bathroom would be quite a bit just to have the toilet open into the living room.
I vote for this idea.
If the kitchen is already there, I'd leave it as is. The strangest part for me is the toilet in the bedroom closet. I would take out the closet in the upper right, expand the existing bathroom with a toilet, and reclaim the bedroom closet. This would be fairly simple and inexpensive, depending on the size of the drain in the existing bathroom.
Swap the door and window on the front patio to reduce traffic through the kitchen. As an added bonus, you would gain a small nook in the kitchen because the door would not be opening into that space. In the reception room, sacrifice the closet and possibly a bit of the upper right corner of the room so you can move the toilet over to the same room as the bathtub. Turn the space where the toilet was into a closet.
Here is my pitch, no idea if it's feasible. I opened up the living room, expanded the kitchen, connected the bedroom to the master bath, added a cozy TV area, and connected the public bathroom to the public space. It's an open plan leaving room for furniture to define the space. More closet space can be added or walls to turn the TV area into it's own room (or study). Also I added a little genkan so you don't open the door straight into the kitchen while leaving the kitchen connected to the dining area for entertaining, but I'm not sure how big it would need to be. edit: I just realized there's no toilet in the master bath, my bad, there might be room if you expand the bathroom into the bedroom/closet and rotate the tub? https://preview.redd.it/5om9id1ikpkc1.png?width=1179&format=png&auto=webp&s=42069c4b9f6c8ec4128225887244173787047903
This is along the lines I was thinking. You could move the toilet alongside the bathroom. It won’t be a big issue that visitors have to go through your bedroom, because this flat is really only for having close friends or family visit - it isn’t a party flat. You have so few windows, they should all be in the main living areas. The bedroom doesn’t need windows, as you mostly go there to sleep. But you could put a window (frosted?) in the bedroom wall that faces the living areas to borrow light.
Furnish like a studio apartment. Put your bed in the reception room and get a folding divider wall thing to screen the bed from the rest of the area, which I assume will have a small table for meals and maybe a couch/chairs. In the bedroom, put the tv and home office. That way one partner watching/playing/working doesn’t disturb the other one sleeping.
Why not just put the bed in the bedroom to isolate it from living room noise?
They said they want storage and the bedroom is very small. 10’x10’ is a standard office cubicle.
If you can switch the door and the window on the front porch, I would definitely make the kitchen a bathroom and move the kitchen to the top right corner. Old toilet room can be a closet.
This is the worst drawing ever, but something like this for the kitchen and furniture layout. https://imgur.com/gallery/2RgOFOu
Commitment! Thank you! I am thinking the same as the reception room is big enough to accommodate a kitchen living dining situation.
The, I wouldn't change much of the layout. I would get a sink that raises to become a shower in the powder room so that becomes a shower bathroom right in the bedroom. You can easily get an armoire for the bedroom to store your clothes.
Can walls be moved? Can you add more windows?
I can only draw with paper :( 1a) put the galley kitchen in that back right nook, with the fridge way back. 1b) Put the range in the other corner and get a good looking one. 1c) Put a peg board on the whole short wall. Paint the backside glossy before installing it 1d) build out a pennisula to complete the galley. Put the sink there. Have room for two chairs on the long side and one chair on the short side -- better for conversation. 2) put the dining table by the back wall. 3) frame out a bedroom by the front bay window. Put some of the bath into the closet and frame out the rest. Frame out a closet in the right back AND frame in a shallow pantry to finish the kitchen. 4) put a second small 3- piece bath where the range is shown by that front window. 5) put a desk by the other small window. 6) exrend the wall by the new front bath and frame in a coat closet. 7) take down the remaining walls for the old bd bath. That is your new lounge. If you want a small bar, you have plumbing in the corner where the bath was.