Dissecting Floor Plans On Newbuild Properties

A bad floor plan can cost you time, money, and unnecessary hassle if you're not careful. Learn what to look out for on newbuild properties.

When buying an investment property, it’s easy to get distracted by the numbers, the projected yield, or the sharp marketing brochure. But here’s a reality check: a poor floor plan can cost you money.

In the race to get tenant-ready, investors often overlook one critical detail - layout.

Especially in the age of cookie-cutter, off-the-plan townhouses, a great floor plan can be the difference between a quick lease and a vacant property sitting idle on the market.

Why Floor Plans Shouldn’t Be an Afterthought

If you’ve been anywhere near the New Zealand townhouse market recently, you’ll know there is a lot of competition for similar property types.

Same number of bedrooms, same square footage, same builder, same colour scheme. But one thing still sets them apart: livability.

For newbuilds, that all starts with the floor plan.

Tenants care deeply about functionality. They’re not just renting space, they’re renting a lifestyle.

Whether it’s the practicality of where a toilet is placed or whether the kitchen encourages sociable living, the floor plan shapes the experience.

Key Floor Plan Features That Affect Rentability

When you’re scanning through off-the-plan townhouse options, here are the non-negotiables to watch for:

• Island Benchtop vs L-Shaped Kitchen: Island benches are more attractive to tenants - more usable space, better flow, and they offer additional seating and storage
  

• Guest Toilet Location: A toilet under the stairs, opening next to the kitchen? Not ideal. Think practical, think privacy
  

• Laundry Design: Dedicated laundry space adds appeal. Combining it with kitchen cabinetry might save cost for the developer, but it creates frustration for tenants
  

• Ensuites: These are gold. In dual-occupant homes, an ensuite can increase rental demand and allow tenants more personal space
  

• Storage: Cupboards under stairs, built-in wardrobes, and utility closets are subtle features that can have a big impact.

Comparing Two Common Floor Plan Styles

Let’s put theory into practice. Here’s a breakdown of two typical townhouse floor plans hitting the NZ market.

Townhouse 1: The Standard Model (2 Bed, 1.5 Bath)

Consider the following:

• Layout: Ground floor has kitchen/living/dining with an L-shaped kitchen and toilet under the stairs
  

• Upstairs: Two full-size bedrooms and a shared bathroom
  

Pros:

• Simple and affordable to build
  

• Meets basic tenant needs
  

• Low-maintenance = good for investors
  

Cons:

• The under-stairs toilet next to the kitchen is a frequent tenant complaint
  

• No ensuite = less appeal to flatmates or couples
  

• The kitchen doesn’t support entertaining
  

Conclusion: This layout rents, but may take longer and require more incentives during competitive market periods.

Townhouse 2: The Enhanced Layout (2 Bed, 2 Bath)

Notice some differences.

• Layout: Ground floor includes an open-plan living area with an island kitchen and a hot water cupboard under the stairs
  

• Upstairs: Master bedroom with ensuite, second bedroom with access to full guest bathroom
  

Pros:

• Ensuite increases desirability for couples and shared tenants
  

• Island benchtop improves usability and visual appeal
  

• Efficient use of space without compromising comfort
  

Cons:

• Typically priced slightly higher
  

• May sacrifice guest toilet on ground floor (although this is often a worthwhile trade-off)
  

Conclusion: Stronger rental demand. This layout gives you a leg up when competing with identical units nearby.

What Should Investors Take Away From This?

You’re not just buying a property; you’re buying tenant experience.

Floor plan layout can:

• Impact time-to-rent
  

• Influence tenant retention
  

• Justify higher rent (in some cases)
  

While layout alone won’t dramatically affect your capital gains over time, short-term cashflow and vacancy risk are absolutely influenced by it, especially when your property is one of dozens available in a similar price bracket.

Final Word

In a market where tenants have choice, small design elements become key differentiators.

Don’t just follow the crowd. Ask your property manager which layouts they see renting fastest. 

Speak to investors who’ve purchased similar units. Walk through display homes and think like a tenant.

Good investors don’t just chase returns; they chase liveable assets.

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