I'd vote option 4, 2&3 don't appear safe (also option 5 with emptying things into the sink and just impractical). Using option 1 layout, could you have the kitchen along the length of the left wall moving the sofa forward a little, with a narrower coffee table, (and putting the hob and sink as far from sofa as possible). Put the dining table on the bathroom wall with a bench seat. Put a cupboard in the 500 alcove for a larder. You may have room a small chair next to the tv (one that doesn't visually feel the room). I'd make the opening to the courtyard as large as possible. Not sure how that would work as planning isn't my forte and I would strongly suggest engaging OnePlan or similar. I do agree with the estate agents advice though.

Hi vaivadr, I think a simple solution would be to put a quarter turn on the steps and then move the WC further back. That will give you a much more spacious entrance. In a small place like this you need to minimise the amount of corridors so I would make the corridor smaller and give more space to the kitchen. I would move the kitchen to the other side because you have much better option on that side with the much longer wall. I would use the space where the kitchen is now as the dining area with bench seating to save space, providing seating for up to 6. This will now allow you to open up the entire back wall with bi fold doors. Filling the house with natural light. I would add a long island with bar stool seating in parallel to the kitchen rather than peninsular as that will add to the illusion of depth to the house making it feel more spacious. The remaining area would be the lounge. This layout gives you a more usable front entrance and gives you a lot of flexibility with regards to your kitchen size, for example if you prefer a bigger kitchen you could extend it further into the living area and vice versa. It also means you are free to remove the back wall and bring the outdoors in with a large bi fold door, producing a spacious light filled home.

Do you need the WC? if its just an extra you can ditch it but if you want to keep it you might be able to move it to the little cupboard oposite maybe. You might be able to take the soil pipe under the floor if its suspended. Also have you considered the hassle of taking down the walls? Maybe something a bit like this? you can't remove the stairs so why not link the lounge and the kitchen / dinning room with a wide opening but not fully across, so they still feel like seperate rooms but open to eachother with a large grand hall in the middle? The stairs and the door entry help mirror eachother.

Depending on the length of your dining table I think 3 is too many. Unless it is about 3m long. 2 is plenty. Those spotlights are a bit of a runway grid. I think you also have too many. Try for centres about 1m to 1.5m. A good rule of thumb is first to establish the lightings function. Spotlights should all be dimmable. The lounge ones are just lighting the middle of the room. I would move them towards the tv unit wall. Arc lamps like the Tolomeo or Arco need a lot of ceiling height and space for the arc. Do you have this? Those spots in the kitchen are lighting the passage and will be behind you when you cook. Not ideal. If you have an extractor the light included is ideal for cooking. I speak from experience as our house has some of the most useless lighting I have ever encountered. You could remove at least 5 spotlights. I would take all the lighting off the plan and think how you are going to use the space first. Wall lights are not passe at all and very effective. Don't pay for lighting you won't need. Make sure your island lights are reachable to clean. Mine aren't and are glass. Think of task lighting. We also have lights inset in the oak floor, very useful as background lighting.