Kitchen/bathroom swap - is it worth the hassle?

3 years ago

We bought a Victorian ground floor maisonette nearly two years ago. It's a beautiful property in a fantastic location but the layout of the kitchen & bathroom bothers me, particularly as you need to walk through the kitchen to get to the bathroom. We've had thoughts about swapping them around and making better use of the space but I'm not sure if it's worth the hassle (or the expense).

We've considered a partial side extension (possibly with a glass ceiling) to make the kitchen area bigger but would like to keep some natural light in the 2nd bedroom so would potentially keep a section of the side return open - not sure if this will cause issues with drainage etc?

The other issue is having separate doors for the kitchen and bathroom would take away wall space in the reception room. At the moment the entrance to the back garden is via French doors off the reception room but these are on to a section of the garden which is a part of the shared freehold (the rest of the garden is ours). I'm not sure when these doors were added but the original backdoor was between the kitchen and bathroom (currently blocked off with our fridge/freezer). We're thinking about bricking the French doors up (with windows) and returning the backdoor to go off the kitchen. There are so many things to think of, it's hard to know where to start!

The big question is - is it worth it? We don't want to put a lot of money in to the property and not add any value.

Any suggestions on layout or innovative/space-saving ideas would be most welcome!

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Comments (11)

Jonathan
3 years ago
Consider losing some space from the bedrooms to put a bathroom between the two of them - then have a better kitchen with access to the garden through the former bathroom
PRO
The Kitchen Lady UK
3 years ago
Most cost efficient would be to move the bathroom around so you can put a new door from the sitting room.
By removing the old back door walls, you'd gain a little more kitchen too, at least a doorways worth of cupboard if not a little more too.

Depending on the toilet plumbing, perhaps put this by the old door, have the bath under the window
or
flip it so the bath is on the back wall and toilet is under the window.

good luck
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Query - why does the back wall of your shower have a slanted bit at the bottom? Is there something behind that, and under your storage area, that would mean you can't use all that back wall? If there's nothing there, and no problem with that corner, then: 1 - You could leave the bath where it is. Upgrade the panelling around the base and maybe put a little door in the panelling for under bath storage of cleaning stuff etc. Maybe even upgrade the bath itself too? And then move the loo to the back left corner, facing the window. Move the basin closer to the new loo position, and further away from the door, and build a low storage 'wall' all along that side wall, with the basin on it, and the loo also. The top of that new 'wall' will be a shelf for putting nice candles etc. Then, mirror all across that side wall, above the shelf, to increase the light and spaciousness. This is what we had in our tiny bathroom. It's more linear looking, with the main items on opposite sides of the room. 2 - Move the bath to horizontally across that back wall as you suggested - if space allows for the length of the bath. I think there will be enough space for a shower, even with sloping ceiling. Try standing up in the bath, and see if there is room above the tallest person's head. If you attach a pump to the shower, you will have enough power for a good shower. Maybe use mirror type tiles on the back wall above the bath to reflect light, and increase space. Move loo further into the room. Consider putting basin beside loo if there's enough room now, under the window and connecting them both, with a similar streamlined idea to above. This will square out the room a bit, leaving central space. You will also have a little space then on the left side where the sink was. Maybe a towel ladder could go there, or nice storage basket for loo rolls etc. 3 - Go and talk to Carolina in the Tubs & Tiles in Sandyford, in Dublin. She's amazing, and is a qualified architect, so she really understands space. She re-did our tiny bathroom. It looks amazing and has already won a prize! We took out the bath for a walk in shower. Which is my next suggestion to you! Even if you have small toddlers etc - you can always get a big plastic basin for baby bathing for a couple of years, and leave it in the shower. We left the sink and loo along the left side, and they're connected with the type of shelf I mentioned above. Good luck!
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ednel218
3 years ago
I would also take space from the bedrooms for a bathroom, if it’s well designed and leaves alcoves for wardrobe space the bedrooms wouldn’t feel much smaller. This would make the kitchen much larger which would definitely add value, and easy access to the garden.
Sonia
3 years ago
I think it is definitely worth doing and will add value and attract buyers when the time comes to sell. As someone who lived with a tiny kitchen I know how difficult it is. The best day ever was when we knocked down the connecting wall to the dining area - freedom! I don’t think you’ll regret it.
Erin L
Original Author
3 years ago
Thanks for the comments and suggestions. We don't want to take any space off the bedrooms. Although I love to cook, it's just two of us in the flat so we don't need a massive kitchen. Hopefully a reconfiguration will sort out the space issue so open to any ideas in that regard.
Bianca
3 years ago
Taking in to account what you have said you do and don’t want, I would swap the kitchen and bathroom over and make the kitchen open plan to the living area. If it is affordable/worth the money then build small side return extension with a light well courtyard for the 2nd bedroom and bathroom. This will make the kitchen more spacious and allow French doors or bifolds or sliding doors to access the garden from the kitchen area or at least from the private garden end of your living room. It would make a huge difference to the feel of the flat and use of the garden!
E D
3 years ago
Agree with the consensus it is worth swapping.

Also if you still consider extending into the side return but don't want to loose the light into the bedroom, you could have a tiny courtyard at the rear of this bedroom which would provide light, much like a light well (as often used in basements).

I recently saw a floor plan where this was done to a similar layout to yours. Can try and find it for you if interested.
Erin L
Original Author
3 years ago
A light well/mini courtyard is definitely something we'd consider. If you could find the floor plan, ED, that would be great!
E D
3 years ago
Haven’t (yet) found the flat’s floor plan mentioned but here is a photo showing the kind of thing I meant. Viewed from the bedroom.

Article here

https://www.michael-jack.com/index.php/practice/coleman-road
cannonja
3 years ago
Would be tempted to move kitchen lounge snug to the front bedrooms and push bedrooms to rear with bathroom between, rear reception north facing so must be dark, Obviously work within the budget you have , as its critical or enquire for an estate agent would it add value, your current layout is extremely awkward
PRO
i-architect
3 years ago
Hi Erin!

It can worth it if it's going to make your life much better! Only you can decide though if that is true for you.

I made a video talking about if it's worth it last week - because this is something that a lot of my clients ask me and there are several different ways of looking at that.

I think it's really important to figure out what you need in your home to create that much better life. So I created a really unique process to help my clients do that.

Next week I'm running a FREE 5 Day Get Ready To Redesign Challenge that will help you. If you'd like to join in and get my help for free with figuring out how to start redesigning your home I'd love that. You can sign up here: https://www.i-architect.co.uk/readytoredesign.html

All the best with your project!

Jane x

i-architect.co.uk

Kitchen/bathroom swap - is it worth the hassle?

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Jonathan

The Kitchen Lady UK

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