Ask the Builder: Introducing Our New Design 101.2LH – A Modern 2 Bedroom Home with a Large Deck
Small Home Living, Smart Design and Practical Building Advice
Thinking about building a smaller home without sacrificing comfort, style or outdoor living?
At Australian Floor Plans, we're pleased to introduce our latest house design, Design 101.2LH, a modern two-bedroom home that combines practical living spaces with contemporary styling and a generous outdoor timber deck.
Whether you're planning to downsize, build a holiday retreat, create a comfortable home on acreage or simply reduce the size and cost of your next building project, this design is well worth considering.
In this week's Ask the Builder, we'll take a closer look at the design and share a few practical building tips from my experience building more than 500 homes.
Meet Design 101.2LH – Modern 2 Bedroom House Plan
Design 101.2LH offers a practical single-storey layout with two bedrooms, two bathrooms and an open-plan kitchen, dining and living area.
One of the standout features is the generous outdoor deck, which provides additional space for entertaining, relaxing or simply enjoying the surrounding landscape.
The contemporary exterior features a distinctive roofline, generous glazing and a combination of modern materials that give this small home an attractive architectural appearance.
Design 101.2LH – House Plan Specifications
Feature | Details |
Design Number | 101.2LH |
Bedrooms | 2 |
Bathrooms | 2, including ensuite |
Main Bedroom | Walk-in robe |
Living Areas | Open-plan lounge and dining |
Kitchen | Modern kitchen with pantry |
Outdoor Living | Large timber deck |
Internal Living Area | 79.89 m² (860 sq ft) |
Deck Area | 27.30 m² (294 sq ft) |
Total Building Area | 107.19 m² (1,154 sq ft) |
Overall Width | 14.935 m (49 ft) |
Overall Length | 7.180 m (23 ft 7 in) |
Areas and dimensions are based on the preliminary design and should be confirmed during detailed documentation.
Why We Like This Small Home Design
1. Comfortable Living Without Unnecessary Floor Space
One of the biggest mistakes I have seen over the years is people building more house than they actually need.
Extra bedrooms, oversized hallways and rarely used rooms all add to construction costs, maintenance and ongoing expenses.
Design 101.2LH concentrates on the spaces homeowners are most likely to use every day.
The open-plan kitchen, dining and lounge creates a practical central living area, while the two bedrooms provide comfortable private accommodation.
For couples, retirees or smaller households, this arrangement may be all that's required.
2. Two Bedrooms and Two Bathrooms
Having two bathrooms in a smaller home is a real advantage.
The main bedroom includes its own ensuite and walk-in robe, while the second bathroom incorporates laundry facilities.
This arrangement provides convenience for everyday living and additional privacy when family or friends come to stay.
Ask the Builder Tip: When reviewing a house plan, don't just count the bathrooms. Check the door swings, shower sizes, storage and available circulation space. A well-designed smaller bathroom can often be more practical than a poorly planned larger one.
3. A Large Outdoor Deck That Extends Your Living Space
One of my favourite features of Design 101.2LH is the 27.30 m² outdoor deck.
For a smaller home, outdoor living can make an enormous difference to how spacious the property feels.
A well-positioned deck can become an extension of the lounge and dining area, providing space for outdoor meals, entertaining and relaxing.
It can be particularly appealing on acreage properties, rural blocks and sites with attractive views.
Ask the Builder Tip: Before finalising the deck position, consider the direction of the afternoon sun, prevailing winds, privacy from neighbouring properties and whether additional shade or weather protection may be required.
A beautiful deck is only valuable if you can comfortably use it.
4. Modern Roof Design and Natural Light
The contemporary roof design gives this home a distinctive appearance.
Combined with generous windows and glazed doors, it creates the opportunity for a bright, open interior.
However, window placement should always be considered in relation to the actual building site.
Large windows facing the wrong direction can contribute to unwanted summer heat, glare and higher cooling costs.
Ask the Builder Tip: Don't assume the display facade will work perfectly on every block. Before building, review the orientation of the home and consider shading, insulation, glazing performance and ventilation.
Sometimes a relatively small adjustment to window placement can make a significant difference to comfort.
5. A Practical Kitchen for Everyday Living
The kitchen is centrally located beside the dining and lounge areas, making it practical for everyday use and entertaining.
The design includes a pantry and island-style bench arrangement, helping create an efficient working space.
When planning your own kitchen, think carefully about the relationship between the refrigerator, sink, cooktop and food preparation areas.
Ask the Builder Tip: Check your kitchen appliance sizes before finalising the plans. Refrigerators, ovens and rangehoods vary considerably, and the space needed for doors, drawers and circulation is often overlooked.
Who Would This Home Suit?
Design 101.2LH could be a starting point for several different building projects.
Downsizers: Homeowners looking to move into something more manageable without giving up a comfortable living area or outdoor entertaining space.
First-home builders: Buyers exploring a practical two-bedroom alternative to a larger family home.
Holiday homes: A modern layout with generous outdoor living for relaxing weekends and holidays.
Acreage properties: The broad frontage, large windows and deck could suit a rural setting with attractive surroundings.
Investors: A two-bedroom layout worth exploring for suitable residential or holiday accommodation projects, subject to local requirements.
The suitability of any design will depend on the site, council requirements, budget and intended use.
Ask the Builder: Five Things to Check Before Building This Home
After many years in residential construction, these are some of the things I recommend checking before committing to any house design.
1. Check Your Block Dimensions
Design 101.2LH has an overall width of approximately 14.935 metres.
Allow additional space for required boundary setbacks, site access, drainage and any local planning restrictions.
A house may fit within the physical boundaries of a block but still require changes to meet council requirements.
2. Investigate the Site Conditions
A relatively straightforward house design can become considerably more expensive when built on a difficult site.
Before committing to construction, investigate soil conditions, slope, drainage, access and any applicable bushfire or wind requirements.
3. Plan the Deck Early
Don't leave the outdoor deck until the end of your budget.
Decking, foundations, stairs, balustrades, roofing and site preparation can all influence the final cost.
Ask your builder to include the deck in the preliminary quotation rather than treating it as an afterthought.
4. Consider Future Needs
If you're planning to retire or remain in the home long term, think about accessibility.
Consider entrance steps, doorway clearances, bathroom arrangements and whether future modifications may be necessary.
Planning ahead is generally easier than changing a completed home.
5. Obtain Preliminary Quotes Before Full Construction Drawings
This is one of the most useful steps homeowners can take.
A preliminary design can help you discuss the project with builders, identify potential cost concerns and decide whether modifications are needed before investing in detailed construction documentation.
The more planning you complete early, the fewer surprises you're likely to encounter later.
Why Start with Our Affordable Concept House Plans?
At Australian Floor Plans, we believe homeowners should have the opportunity to explore a design and understand its potential before committing to the full cost of construction drawings.
Our concept house plans are intended to help you:
Review the proposed floor layout and room dimensions.
Explore different design possibilities.
Discuss your ideas with builders and suppliers.
Seek preliminary building estimates where suitable.
Identify changes you may want to make.
Plan the next stage of your building project.
Important: Concept house plans are preliminary planning documents, not approved construction drawings. Site-specific engineering, building approvals and further documentation may be required before construction.
Can Design 101.2LH Be Modified?
Absolutely. If you like the general layout but would prefer a few changes, we can discuss the possibilities.
Depending on your requirements, modifications could include adjusting room dimensions, changing window or door positions, reviewing the kitchen layout or adapting aspects of the design to better suit your property.
We can provide a separate quotation for custom modifications.
Full construction plan services may also be available, depending on the project location and requirements.
Explore Design 101.2LH Today
If you're considering a modern two-bedroom home with practical living spaces and a generous outdoor deck, Design 101.2LH is a great place to begin your planning.
Browse our house designs, explore our affordable concept plans and contact us if you'd like to discuss modifications.
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From the Builder
After building more than 500 homes, one lesson has always stayed with me: a successful building project starts with good planning, not simply choosing the biggest or most expensive house.
Design 101.2LH is a good example of how a smaller home can still offer comfortable living, practical features and attractive modern styling.
Happy building!
Chris MorrisAustralian Floor PlansAsk the Builder – Practical Advice from Experience
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