Join Australia's most dynamic and respected property investment community

Townhouse reconfiguration

Discussion in 'Renovation & Home Improvement' started by smator, 28th Jul, 2015.

  1. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    I've just bought a townhouse to live in and looking at how to reconfigure it. At the moment it's got one bathroom servicing 3/4 bedrooms. Ideally on the second floor I want to add an ensuite to the main bedroom, trying to make it all fit in! At the moment the bathroom on the 2nd floor and toilet/laundry need to be completely redone. Want to do the kitchen as well.

    On the bottom, would love to open it up to make it flow better, but there's a stair case that splits the dining/kitchen from the living area. Thinking of moving the toilet to under the stairs, potentially moving the laundry downstairs into the garage and then cutting the wall that runs along the back of the stairs to open it up. Would redo the kitchen and add in an island bench.

    Can anyone think of a better reconfiguration that isn't going to be too costly to complete? Floor plan attached. image.jpg
     
  2. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    image.jpg
    Floor plan with bathroom dimensions.
     
  3. vtt

    vtt Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    254
    Location:
    Inner West, Sydney
    What suburb is this townhouse in? It's very odd to have 3/4 bedrooms with only 1 bathroom and 1 carspace!

    Unless there is a market demand for 4 bedrooms then I would consider converting Bed 3 into a bathroom (you could move the wall it shares with Bed 2 and install built ins to that room). I'd then convert the only bathroom into an ensuite for Bed 1 and use some of the hallway space and add in a luxurious WIR.

    The downstairs space is definitely crying out for a reconfigure but I think you're really limited here. Unless you want to relocate the stairs (EXPENSIVE!!!) and reconfigure the kitchen, laundry and WC I think you may have to live with it.

    How old is the property?

    vtt
     
  4. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    It's in Beaconsfield, definetly think it's strange only having 1 bathroom. Built late 80s.

    Would consider cutting a bed, but that would be last resort... But thanks for the idea!

    Also it's a place to live for the next 5 years at least.
     
  5. vtt

    vtt Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    254
    Location:
    Inner West, Sydney
    You could also cut into the space you have in Bed 1 to add in a small ensuite, though this would make the bedroom smaller. You may also want to make the current bathroom a bit bigger, a 4 bed townhouse is definitely for a family of at least 5 people and the bathroom is teeny tiny!

    Another option could be to make Bed 4 into the master suite and put an ensuite in there and extend the bathroom next to Bed 1 to make it more spacious.

    Do any of the bedrooms have BIR? This property looks like it is crying out for storage too.

    As for downstairs well you can get rid of the laundry and put that in the carspace but this is not ideal if you ask me, you have to take all the washing down from the bedrooms - 2 or 3 flights of stairs, then up one flight to hang it on the line, and up another flight, or two to put it away again. I'm no efficiency specialist but that is very inefficient. It would drive me nuts.

    Keeping the WC downstairs is a no brainer, it's just where do you put it?

    Good luck!
    vtt
     
  6. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    Thanks Vtt.

    No built ins - def need to create storage. Agree that we need a wc downstairs, it's just in an awkward spot arm!

    Went to domayne yesterday to get some ideas for bathrooms, they quotes 20k for a 2.5 by 1.5m ensuite!
     
  7. neK

    neK Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,254
    Location:
    Sydney
    If you are willing to lose the shower, you can create an ensuite without shrinking bed 1.

    Not sure about dimensions, so you'll need to verify this. Toilets in that design, but it would need to be 1.3 x 2m minimum to work.
     

    Attached Files:

  8. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    2,923
    Location:
    Brisbane
    Will try again later to attach plan with suggested layout downstairs.
     
    Last edited: 31st Jul, 2015
    smator likes this.
  9. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    Thanks, was thinking something like this. Would you need to cut the shower? In your plan looks like you're moving the toilet, is that just to create room for door? Would it be possible to move shower to the corner where the door currently opens?

    Am going back tomorrow to take detailed measurements, want to know exactly how much too there is between bathroom and bedroom 1 door.
     
  10. neK

    neK Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,254
    Location:
    Sydney
    i didn't realise there was a toiliet there... i thought for whatever reason they never installed on upstairs because you drew it in...

    In that case, it would be a removal of the shower to make way for a door.
    I would just put a shower over bath for that room.
     
  11. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    Yeah it's weird that it wasn't included on the floor plan...

    Is there room for a shower in the corner where the currently opens into? Was wanting to try and avoid a bath shower combo. Is there a way to make it look good and not like a hotel?
     
  12. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    2,923
    Location:
    Brisbane
    I've drawn this leaving loo and laundry where they are, but making doors cavity sliders for more spacious feel. Appliances in one run against the side wall, sink, dishwasher in island. Depending on height of stairs the toilet door may be able to slide into the under-stair area to avoid having to have it a swing door.

    Second plan shows island running the other way.

    Both plans keep plumbing where it is, which would be a big saving, assuming this is on a slab?

    I don't know if these would work, but this is just a few ideas that appealed to me.
     

    Attached Files:

  13. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    Thanks for drawing them up!

    Think I like the second alternative, seems to open the kitchen dining up a bit more. With the second alternative, are you thinking door to laundry under the stairs from the living area? Or through the kitchen?

    Yep, bottom level is on a slab.
     
  14. smator

    smator Well-Known Member

    Joined:
    14th Jul, 2015
    Posts:
    71
    Location:
    Sydney
    image.jpg
    Updated measurements
     
  15. DaveM

    DaveM Adelaide Buyers Agent & KFC Strategist Business Member

    Joined:
    14th Jun, 2015
    Posts:
    2,096
    Location:
    Sydney & Adelaide
    Heres what I would do at first glance. Create ensuite with shower and main bath with shower over bath. And bit of a kitchen rejig if thats on the cards to replace.

    [​IMG]
     
  16. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    2,923
    Location:
    Brisbane
    I had drawn the door from the living room, but changed my mind. I don't like toilets off kitchens or off living rooms, but as long as there is an air lock and you don't look into the loo from either room, it could work.

    One thing I would say is I wonder if the townhouse requires these changes? You could open the door to the toilet from the hallway near the stairs. It wouldn't have a double door or airlock but it also isn't facing any room and isn't as "obvious" that you are heading to the loo as it would be from either the kitchen or living room. You walk out of the kitchen or living room and enter from the hallway near where the stairs go up. You could even swap the loo for the laundry so you enter the laundry from the walkway between dining and lounge and there would be a second door to the loo where the laundry tub is now.

    That would mean you can close the door from the kitchen to the laundry and make that bench space and remove the island that juts out into the dining area.
     
  17. Squeakywheel

    Squeakywheel Member

    Joined:
    20th Jun, 2015
    Posts:
    12
    Location:
    Queensland
    Would you be able to put the door on the downstairs toilet on the opposite wall and block off the current doorway. Then pull out the laundry room and extend the kitchen to under the stairs and then work the laundry into a cupboard against the toilet wall?
     
    smator and wylie like this.
  18. Chilliblue

    Chilliblue Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,578
    Location:
    Australia
    Can the laundry be moved into the garage
     
    wylie likes this.