Please help me. I'm so torn. Split 90sqm flat into two or not?

5 years ago

last modified: 5 years ago

Hi everyone,I'm incredibly torn about a decision I have to make shortly. I have a 90sqm flat in an exceptionally good location in Budapest. The layout is not great as it's a 15m X 6m long space with the windows on one side of the flat. On the positive side the flat has two entrances. It's on the second floor overlooking an inner courtyard with small cafes and art shops yet it's very quiet.My dilemma is: should I split it into a 60sqm and a 30sqm flat?If I do this, the main feature of the flat which is the size - besides its location - might be compromised. It would still be possible to create two very nice flats but the large industrial/minimalist style feel I originally envisioned for one big flat (if I was to live in it) will not be possible.My main aim is to generate good rental income from the flat (Airbnb is not allowed in the building unfortunately).Pros for renovating it as one large flat:- can create large, beautiful minimalist/industrial style space, with extra features like a glass wall (will attach an image to show) or something really unique which would make the flat appealing to those who are looking for this specific style and who would be willing to pay for it.Pros for two flats:- I could move into the small one and rent out the larger one if I lost my job, etc.- Smaller flats are more popular and can be rented for more money per sqm.- splitting the flat into two will not cost more or not much more than renovating one large flat.- one huge negative with the split is that the whole building stores their 6 large garbage cans at the bottom of my back entrance. If I wanted to use that entrance (noone is using it currently) the neighbours will get very annoyed and unwilling to make changes and might force me to come up with a solution for the storage of the trash in the house and pay for it.I will attach two floor plans: one for each option.Would you guys mind sharing your opinion on what you'd lean towards if you were in my shoes?I've never had a more difficult decision to make. Btw the cost of the renovation -either one or two flats - would be between £44k-£55k. I'm still waiting for the quote but this is what it would be roughly.Thank you SO SO much for any thoughts!!!!
Link to floorplans (current floor plan, split floor plan, one large floor plan and basic renovation plan): https://drive.google.com/folderview?id=1AgtvP2OdNnWR2PFxZqhjlWoVmKUX38A5

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PRO

Detail Movement Interiors

5 years ago

last modified: 5 years ago

Hi Dalida,

Congratulations on having this interesting apartment and for your project idea! I think that regardless of what you choose in the end, you’ll have a beautiful space.

I completely understand what you mean regarding the second access point. It can become a problem with the neighbours but also, it wouldn’t be as lovely to come “home” via that route, amongst the smell coming from the bins (if I understood correctly). From what I see from your plans, you could still very well divide the two if you wanted to. You can keep the main access for both flats, but that would mean having a smaller flat/studio.

However, I noticed that in the first two rooms next to the main entrance (which I assume would be a studio/flat in itself) that you have a high interior height (3.56m). There is more than enough space to develop the space vertically if you wanted to. You could divide the space into 2 and have the bedroom upstairs. I think you already have something similar in one of your plans.

This could work wonderfully as you could still have 2 separated flats and the hallway could act as access for both spaces (no need to access via the bins route). One thing that might be worth thinking about, if you do opt to divide the space, is to move the bathroom position so that you can connect it with the new bathroom in the smaller flat(have them on both sides of the wall that will be dividing the 2 flats).

It’s always easy (if possible), to have all pipes towards on main water point. It reduces the length that pipes need to "travel" to reach the bathroom, hence saving some money. Plus, your plumber might be happier having everything close to each other, easier to work with. To be honest, I don't know where your current main water point is in the space, maybe it's not possible. But worth a thought.

Hope this helps!

Best of luck!

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Comments (9)

tamp75
5 years ago
Hi, I think it could work well as a split property but I would be concerned about the position of the kitchen in terms of fire risk as there are no doors to separate it from the rest of the flat. I don’t know what the building regulations are like in Budapest but in the UK there are regulations to minimise fire risk, & for escape routes, particularly in a block of flats. E.g in our renovation, we had to install fire doors between the kitchen and the hallway plus fire doors to all the bedrooms & ensure that bedroom windows would open sufficiently for an escape route. In your split plan, if there were a kitchen fire, exiting the bedrooms you’d come into the fire with no means of accessing the exit. I’d def think about redesigning the layout to take this into account.
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Thanks everyone SO MUCH for your ideas and input. I think we have decided to scrap the 2 bed idea for the moment (not permanently though so your plans will come in handy down the line!!) due to costs as getting the ideal layout will involve so much remodelling and we have the other 3 to do as well. Plus we may extend out in the future so could create the second bedroom then! My head is exploding from decision fatigue and frustration with it so..... I have a new plan. Leave as one double bed but I like the idea some mentioned about moving the kitchen into that middle room! So now the lounge will be a lounge diner with the table in the window as kindly suggested. It will double as a spare bedroom with sofa bed(s) in! Then drop down to the kitchen with keeping the fire door into the hallway (hall will wall off so it's part of the one flat and not accessed from the hall and that gives us a storage cupboard over the old set of 3 stairs). Then the current bathroom we will create an entrance from the hall and push the shower back to the outside wall so it's a good size. Door from the hall stays for the main bedroom. (help with bathroom size would be good?) We figured if you have bedrooms at either end then either party can use the kitchen and bathroom in the middle of the flat without walking through the lounge! And the same for the bathroom. What do you think???? (if I could delete all my other posts I would as I've cluttered up my thread now, LOL)
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Jonathan
5 years ago
Since a normal ceiling is 2.4m this space is not tall enough to add an upper floor that is tall enough to stand up in.
Personally I vote one great flat
Dalida D
Original Author
5 years ago
Unfortunately the ceiling height is not tall enough to create a big loft-like apartment and for that reason splitting it up vertically wouldn't work. I do have a loft in the room closest to the main entrance but I want to get rid of it as it's not a standing loft as Jonathan is correct rightly noticed.
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Dalida D
Original Author
5 years ago
Tamp75 thank you for your comment. But what do people do with the regulation when they plan an open kitchen in the UK? I think I will have an open plan one just to keep the space large. I don't know the fire regulation in Hungary, as I've never been involved in this business (but should read up on it now!) but I'm certain it's not as strict as in the UK as you guys did burn yourselves down a few times in history.
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PRO
Detail Movement Interiors
5 years ago
While it might be true that 3.56m is not enough height to develop the space vertically, there are solutions to that if you wanted to go with this option. It's just a matter of having a small space where you could sleep. I do understand however that it would be ideal to not to "hunchback" your way into the "bedroom".

I still stand by the idea that you could have 2 separate flats if you wanted to, one 1-bedroom flat and one small studio. It can take a bit of time of finding that perfect layout to include all your wishes, but it can be done. What tamp75 said about taking into account the position of the kitchen is also a good point to think about.

I believe that in the end, it's a matter of what you wish to have more: 1 or 2 separate flats. The rest is just a matter of space planning and finding the right solution (something that an architect or interior designer can help you out with). Something worth mentioning is that it might be more expensive for the latter option (2 flats) as space planning might take longer, moving kitchens and bathrooms, assuring exits etc. would involve more work.

Hope this helps!

Good luck!
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Jonathan
5 years ago
Even if you don’t have the same fire regs in your country they still make sense. They basically say if a fire starts its most likely to start in the kitchen. It is unsafe to have to go past the kitchen from the bedrooms if you need to escape a fire, especially if your apartment is on an upper floor.
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tamp75
5 years ago
We have an open plan kitchen, living and dining but have fire doors between that space & the hall plus fire doors to all other rooms leading off the hall then fire doors to the bedrooms also. So any fire in the kitchen area should be contained for a while so we can escape via the hall, or via bedroom windows should the fire get into the hall. We also have smoke & heat alarms in our open plan kitchen. Regulations for apartments are usually more stringent. Whether or not the building regulations exist, it just make sense to change the layout for your safety or the safety of anyone buying / renting the property, if you choose to go down the 2 apartment route.
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Dalida D
Original Author
5 years ago
Thank you Tamp and Jonathan I much appreciate your advice regarding fire safety. I am more and more leaning towards renovating the flat as one but even then the kitchen would be at the front of the flat close to the main entrance. I simply cannot see how and where I'd install fire doors. I never really gave it serious thought because I imagined the project manager who will oversee the works knows the fire safety rules. I'm talking with her next week and I'll bring this up. You can tell how I've never had anything to do with building/renovating... which is why I'm absolutely terrified of this project.

If I may have another question, if you were in my position would you spend all your savings on the renovation or would you opt for the minimum that would still produce an ok outcome but nothing fancy and use the leftover money for down payment for another flat? I am told that a top quality renovation (£55k) would bring in £1,700/month (which I still find unrealistic) and a basic renovation (cca £22k) would probably rent out for £800 or a little less.
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Please help me. I'm so torn. Split 90sqm flat into two or not?

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Please help me. I'm so torn. Split 90sqm flat into two or not?

Detail Movement Interiors

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tamp75

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