When buying an off-the-plan apartment, choosing the right floorplan is crucial. It will shape your everyday experiences by influencing how each space functions and aligns with your lifestyle needs.
Off-the-plan apartments provide an accessible path to homeownership, thanks to government concessions such as stamp duty reductions, lower deposit requirements, and extended timeframes to save and prepare before moving in.
For a buyer exploring the idea of buying off the plan, the biggest challenge is not being able to see and experience the home, as it’s not yet created.
So, floorplans are an important tool for deciding how a home will suit your needs.
There are a few important factors to keep in mind. First, consider orientation and natural light.
Licensed real estate agent and property advocate at Prop Culture Tabitha Robb recommends focusing on north-facing apartments to maximise sunlight.
“Also considering window size and where they are located in the wall,” she advised, noting the importance of privacy while allowing ample natural light.
![](data:image/svg+xml,%3Csvg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 800 450"%3E%3C/svg%3E)
When considering off-the-plan apartments, north-facing apartments can maximise sunlight. Picture: realestate.com.au
Functionality and space layout are equally vital. Think about how different areas within the apartment connect and flow.
Patrick Cooney, sales director of property development firm Milieu, emphasised understanding the interplay between rooms, such as the living and dining areas.
“A well-laid-out 80sqm two-bed apartment will feel bigger and more usable than a poorly laid-out 90sqm apartment,” he said.
Another key consideration is storage, often an overlooked element in floorplan design.
“It doesn’t matter if you are looking at a one-bed, or large three-bed apartment, great storage is essential for every day, real living,” Mr Cooney said.
“It sounds simple but the key to apartment design is a highly functional layout with storage, storage and storage.”
Here are some off-the-plan floorplans to help you choose the one that’s right for you.
One-bedroom apartments
One-bedroom apartments are often well suited to buyers who prioritise location and have fewer space needs. They can be an ideal entry-level option for many first-home buyers.
Most one-bedroom designs have sold out at Southpoint in Highett. Picture: realestate.com.au
According to Savills Australia state director of residential projects Michael Lang, who worked as project marketer across projects like Southpoint and Irving Domain in Victoria, these buyers typically seek apartments with a minimum size of 50 to 55 square metres.
For a space of this size, lots of natural light in the bedroom is highly desirable to open up the room. While an island bench in the kitchen is often preferred by buyers to increase counter space and offer seating, it is not essential, as these can be added as a furnishing.
When it comes to the bathroom, a room off the living areas, rather than an ensuite, is important.
The efficiency of space is also crucial.
“Generally, people don’t want wasted space but it’s even more critical in a one-bedroom [apartment] because there isn’t a lot of space to begin with, so it’s ideal to avoid the long hallways or long entrances,” Mr Lang said.
For example, at Southpoint in Highett, Mr Lang noted that most of the one-bedroom designs have sold out, highlighting the efficiency of the design.
Another example is CBD Core’s ARGO in Castle Hill, New South Wales, which maximises space with a 65sqm internal one-bedroom design, including an 8sqm balcony. The development also features other one-bedroom designs starting from 50sqm.
Milieu has seen interest from downsizers across its Plant Street and Elsternwick Gardens projects. Picture: realestate.com.au
Two-bedroom apartments
Two-bedroom apartments offer a balance between space and price, making them popular among couples and small families.
According to Mr Lang, the ideal size ranges from 72sqm but there’s a “sweet spot” of 80 to 85sqm, which is especially ideal for owner-occupiers.
“Ideally, these apartments should have a separation between the bedrooms, avoiding designs where bedrooms are back-to-back,” he said.
“A preferred layout includes a kitchen island, with living areas separating bedrooms on the left and right.”
This effective layout has contributed to the success of Irving Box Hill’s two-bedroom apartments, appealing to a diverse demographic using good width and orientation.
Two-bedroom apartments have long been a common offering of apartment development, so there are many different layouts available on the market.
For dwellings where the bedrooms share a wall, it’s important to consider the use. Is the second bedroom an office, will it be used as a kids’ room or to host frequent guests?
Depending on the answer, consider how happy you are to have noise traveling between the rooms.
New, off-the plan apartments will most likely use an open layout for living areas, whereas older apartments were more likely to feature separately enclosed kitchen, dining and living rooms.
For open plan spaces, consider your needs for the space and whether the floorplan looks suitable. For example, are you hoping to have ample room for dining or are you happy to use a kitchen island as an eating space?
Three-bedroom apartments
For larger families or those looking to downsize from a larger standalone home, three-bedroom apartments are a good choice for space and flexibility.
GDI Group’s Drift Residences, known for its luxury and expansive layouts, is one example. This development also utilises its north-facing design, ensuring residents benefit from natural light throughout the day.
Oliver Bowler, sales manager at OC Projects, who worked as the project marketer on Rose Park Apartments in South Australia, also emphasised the importance of natural light and layout flexibility.
“Buyers also consider orientation, views, and how the layout will hold its value over time. Poorly designed or awkward spaces can be a dealbreaker,” he said.
Rose Park Apartments maximises functional living spaces and its north-facing design. Picture: realestate.com.au
Mr Bowler noted at Rose Park Apartments, buyers have commented on the size and functionality of the apartment designs.
“They are large enough to accommodate buyers coming from a substantial family home who still want room to entertain and live, but without the maintenance, however, they aren’t so big that the cost of construction is enough to outweigh the benefits of downsizing,” Mr Bowler said.
He noted that the project had been careful to create “functional living spaces and smaller break out nooks all whilst maximising the light and orientation of each specific apartment.”
In Victoria, developer Milieu has various apartments catering to this demographic as well. Elsternwick Gardens and Plant Street both have floorplans ranging from one-bedrooms to larger apartments, but Mr Cooney said the developer is engaging with a lot of downsizers and right-sizers.
“When people are transitioning out of a space they have lived and loved for a long period of time, it’s important to be able to highlight what about their homes they love the most and functions the best for them,” Mr Cooney said.
“Be it natural entertainers who have been hosting family and friend dinners, which we can present plans with generous islands to gather around before their dinner party migrates to an ample dining space.”
The developer has an upcoming project in Brunswick called Saxon, where they anticipate young families drawn to generous storage solutions.
Are you looking for an off-the-plan apartment? Check out our New Homes section.
