OV9

Then I agree the above design is the best. Can’t think of any way to totally get rid of the hallway.

Or maybe 8ball meant this?

Gavster wrote: Wed Dec 03, 2025 1:25 pm

8Ball wrote: Wed Dec 03, 2025 11:47 am Depending on the size of the rooms, and how much work you want to put in:
Keep the back bedroom
Turn bathroom and kitchen into 2nd bedroom
Pinch the top part of the living room to create a shower room
Remove chimney breast from living room to help add an L shaped kitchen
Remove dividing wall between living room and front reception to then create open plan living/kitching/dining

Like this? That's an interesting one for sure, really makes the spaces far more useable too, and the second bedroom is a half-decent size too

I was thinking a bit more like this. Keeps the bathroom (just) on an external wall for ventilation and drainage, plus closer to the existing utilities.

Will all depend on the actual size of rooms for usability, etc. and how much you want to take on.

Edit: You'll also need building regs approval for moving kitchens and bathrooms around.

that bathroom is very long and thin - about 1x3m - not ideal!

Do you need a bath? (not questioning your hygiene) if you’re doing a 2 bed flat in london, maybe not - but even a shower room (with wc and sink) is going to end up 1.6x1.6m at a bare min (unless you’re very crafty).

Gavster wrote: Wed Dec 03, 2025 1:25 pm

8Ball wrote: Wed Dec 03, 2025 11:47 am Depending on the size of the rooms, and how much work you want to put in:
Keep the back bedroom
Turn bathroom and kitchen into 2nd bedroom
Pinch the top part of the living room to create a shower room
Remove chimney breast from living room to help add an L shaped kitchen
Remove dividing wall between living room and front reception to then create open plan living/kitching/dining

Like this? That's an interesting one for sure, really makes the spaces far more useable too, and the second bedroom is a half-decent size too

This is exactly how I'd do it, which is why I asked about the drains. Is there space to put the boiler in a building on the back wall to avoide taking up space in the other rooms?

Just to be different - if one bathroom is difficult to plan in, how about 2?! (en suites)

If your market could be “weekday london crash pad” then people may not be so bothered about big lounge or open plan living, but would probably like their own bathroom (like a hotel).

Obviously the 2nd bedroom doesn’t have a window and the bathrooms are on the “wrong” side of the corridor, but hey!

That'd also work well as an AirBnB type place.

Although 2nd bedroom doesn't need a window it won't get signed off as a bedroom without one, so couldn't be marketed as a 2 bed flat in the future

a bit of tweaking and it sort of works - though scales probably need to be checked. The rooms may be getting a little small and you may lose the back door…




Gav, draw it out on paper to scale, work out a bed, a wc and shower too, then cut them out and fiddle.

Damn these are cool! thanks @Rich B a lot of very cool ideas about how to make it work. I'll get some proper plans drawn up as soon as I can, hoping it won't be too deep into the new year before I get access to do a proper survey.

Hallway should definitely be on the inside / left side. Generally I think people go for kitchen / diner / reception at the front and larger middle bathroom.

What floor is this on and where do the stairs in the bottom left go (sorry if that was already mentioned several pages ago)?

GG. wrote: Wed Dec 03, 2025 5:23 pm Hallway should definitely be on the inside / left side. Generally I think people go for kitchen / diner / reception at the front and larger middle bathroom.

What floor is this on and where do the stairs in the bottom left go (sorry if that was already mentioned several pages ago)?

It's a ground floor flat and the stairs marked in red on the left go up to my flat. These are maisonettes, so there's two front doors, one on either side at the front of the building, which makes that downstairs room quite narrow.

Ah I see - I appreciate it is the expensive option but if its a ground floor flat wouldn't you expand with a cover over/side return extension and also go into the garden?

ETA that's also weird with the front door layout - normally aren't maisonette doors side by side?

Where’s the Kitchen gone Rich??

dinny_g wrote: Wed Dec 03, 2025 8:29 pm Where’s the Kitchen gone Rich??

Youre not going to be preparing banquets, but it’s the dark blue bar below the bedroom - a shared kitchen/living space (hence the little round table). Something like this.



When i was planning my last house, i tried loads of different layouts - none were working, then suddenly i got one element right that automatically sorted the rest. i expect there’s a much better layout lurking in this one, especially when you get onto proper measured surveys. But it’s interesting to try and find solutions!

Gotcha - that makes sense