Property Investment
5 min read
I see a lot of townhouses. Every day. And with every layout I look at, there’s always something that someone doesn’t like.
So lately I’ve been wondering: could I, possibly, maybe, one day, design the perfect floor plan? One that tenants actually want?
The way homes are laid out has changed a lot over time. What used to be called “pokey” is now “efficient.” But when it comes to what renters really prefer – there are some common patterns.
So, in this article, you’ll learn the 11 floor plan tweaks I’d make to create the perfect floor plan to stand out in a crowded rental market.
In a classic 1920s home, you’d walk down a long hallway past all the bedrooms to find the lounge tucked away at the back.
The garage? Probably a detached box out the back somewhere. Not connected to the house.
Today, it’s all about open plan. You walk in, and boom – there’s the kitchen, lounge, and dining area. Bedrooms are at the back (or upstairs), and the garage? Internal access.
It’s a layout designed for modern living.
You also want to put the wardrobes in the right spot.
If you've got two bedrooms that are next to each other, what you don't want is to have beds on either side of the same wall.
If the beds share a wall, you might hear your flatmate snoring through the gib. No thanks.
A smarter design is putting wardrobes (or ensuites) between the rooms. That means that the beds aren’t as close.
In a two-storey property, you ideally don’t want the bottom of the stairs facing the couch – or the living area.
Why? Cold air falls. So when you’re watching TV on a winter evening, you might feel a chilly breeze tumbling down from upstairs.
Plus, noise carries. If your kid’s asleep upstairs, a stairwell facing the lounge can act like a megaphone. They can hear you watching TV.
Better to tuck the stairs away from the main living area.
Ever seen a shower door that only just makes it past the toilet bowl? Yeah … not ideal.
I reckon a better setup sacrifices a bit of bedroom space for a more comfortable ensuite.
And if you’ve got both a main bathroom and an ensuite, upstairs in a townhouse it’s worth giving the ensuite a little more room.
After all, that’s the bathroom your head tenant (or buyer) will use every day. So, you want them thinking about the nice bathroom they’ll have.
There was a time when having a downstairs toilet in a townhouse was seen as a huge bonus. Tenants liked it because guests didn’t need to traipse upstairs to wee.
But I’ve recently got more mixed feedback from.
Some say the downstairs toilet doesn’t get used. So, in some newer designs, that space becomes a laundry instead. Then you make the upstairs bathroom nicer.
Now I wouldn't freak out if you've got a townhouse and there's a toilet downstairs. This isn't the thing that's gonna make your house go up in value faster or slower.
Some still do like having a ground floor loo – especially for accessibility. It’s not a dealbreaker either way, but it’s something to think about.
I’ve got three kids. Guess where they eat most of their meals?
Not the 8-seater, very expensive and nice, dining table. They eat at the kitchen bench.
Breakfast bars and practical bench space are popular with tenants.
They’re social, practical, and more often than not, more functional than a giant dining area. So sometimes it’s worth sacrificing a bit of dining room space, for a bigger kitchen bench.
Putting the washing machine upstairs might seem clever – closer to the bedrooms, right?
But if it leaks, the ceiling could get damaged. And that’s expensive. So I prefer ground-floor laundries in investment properties.
It might sound picky, but wooden handrails get scratched. That could happen if you wear rings or carrying stuff up the stairs lots.
So I prefer stainless steel or powder-coated rails in investment properties. They look sharp and last longer, so are a bit more landlord-friendly.
Now, is a tenant going to notice what type of hand rail is on the stairs? Probably not. But you as a landlord might have a preference.
Natural light makes a room feel bigger–even if it’s not. So when we see bedrooms with tiny windows, they can feel a bit like a cell.
A decent-sized window can make all the difference to how the tenant perceives the property.
Our team at Opes Property Management look after over 1,300 properties.
So we spend a lot of time with tenants going through properties. We’ve noticed that some properties don’t have a pantry. Instead they have high-up cupboards over the kitchen sink.
These can be annoying and turn off tenants. That’s because they’re hard to reach, hard to see inside, and not kid-friendly.
Ever seen a two-seater couch block the bedroom entrance because there’s nowhere else to put it? I have.
And I don’t need to tell you, that’s not ideal. Some layouts just don’t work for humans.
I’ve seen apartments where the (developer-approved) furniture pack doesn’t even fit properly in the house.
And honestly, if the couch touches the fridge–you know something’s off.
Now could I design the perfect townhouse layout?
Well, if there was one it’d look like this:
A modern, open plan living and dining room, with a bigger bench to feed your family, even if it means sacrificing the dining area. You’d have a laundry on the ground floor, and maybe a pantry you don’t need a step stool to reach into.
The bedrooms would feel private and quiet, the ensuite wouldn’t make you do a three-point turn to get into the shower, and the stairs wouldn’t blast cold air onto your knees while you’re watching TV.
But let’s be honest: Are you going to get all those features in one house? Probably not.
And that’s OK.
Is your property a bad property if you don’t have all these things – no.
The “perfect” floor plan doesn’t exist. But understanding what tenants value can help you buy smarter and reduce vacancy.
In a tougher rental market, small differences – like a usable pantry or sound-buffered bedrooms – might be the edge you need.
It’s not about perfection. It’s about preference.
Development Acquisition Manager & Real Estate Salesperson
Sold over 450 properties in the Christchurch area as a licensed Real Estate Salesperson and working for Opes Property to procure premier investment opportunities throughout New Zealand.
