Conserved Shop House

[randomguy 0]

Hi there folks

Am new to this forum

Bought a conserved shophouse earlier this year and am waiting for keys, and to start renovation post the lunar seventh month (don't think any potential downside outweighs 1-2 more weeks of wait)

Have a plan drawn up by ID but would still like to solicit the views of brothers and sisters here if there can be a better layout before renovation works commence and then it is too late

Third/mezzanine floor will only cover half of second floor for now to create airy feel for second floor bedroom

Looking also for contractors/builders for a spiral staircase and mazzanine landing

Quotes i received (not inclusive of BCA permit) for steel structure floor and teak strip flooring for the mezzanine floor is ~12k for about 200 sq ft while spiral staircase and railing costs about 9k - is this amount fair?

How much would it cost for BCA permit? Is it worth it? Would you pay for it?

The above, in particular to the staircase and flooring are my key questions

Thank you all

[yoongf 11]

you are one lucky guy to get to be able to get yr dream property!

My comments..

1. Lvl 1.. The long coridor to the back maybe inefficient use of space, and makes the place look narrow. Consider a glass wall instead?

2. Better to have a toilet on level 1.

3. Lvl 2.. u got such a huge house, but the toilet is mickey mouse size. shd be way bigger, like 2 times the size. U can't even brush yr teeth properly as the side wall is too close to the basin.

4. Take note of aircon considerations. When u on level 2 aircon, the cold air will all fall down to level 1 through the stairwell. Effectively u are cooling 2 floors all the time, same for the attic floor.

5. Front courtyard can consider a nice koi pond or a raised outdoor jacuzzi in lush landscaping.

6. Is there a laundary area?

7. Kitchen appliance space provision also mickey mouse side. 750mm for fridge is really small fridge relative to house size.

8. Basin dun put so near the stove. shd space out.

9. Spiral staircase.. is very high point loading on the slab below. Think need to get engineer to check if the lvl 2 slab can take the load. the cost will go up substantially if u need to do transfer beams/micropiling.

10. Kitchen area.. take note of cross ventilation. Air can come in from the front, fumes need to exit from the rear.

11. This is a house. Toilets shd hv natural ventilation, can even be bathing outdoors!

[randomguy 0]

Yoongf,

Thanks much for your comments

To clarify, i got the shop frontage of part of a larger project; shophouse with a condo apartment erected behind it (part of my first floor is carved out for a common walkway) - the outdoor common area belongs to all but i guess i will be the one using it mostly - i could not have afford it alone otherwise

Very helpful, in particular your points on the toilet and the laundry area

Laundry is below the staircase connecting first and second floor; getting a combined washer/dryer so remaining space below can be for storage or iron

1. Lvl 1.. The long coridor to the back maybe inefficient use of space, and makes the place look narrow. Consider a glass wall instead?

This is because that is the common passage way leading to lifts to condo units behind

2. Better to have a toilet on level 1.

Using that area for laundry/storage - issue is because of the size of level 1

3. Lvl 2.. u got such a huge house, but the toilet is mickey mouse size. shd be way bigger, like 2 times the size. U can't even brush yr teeth properly as the side wall is too close to the basin.

This is a restored project (so is brand new in a sense); would you settle for it for now or pay additional to hack down and extend toilet wall - i would so love to have a bath tub and tv installed in front of it

4. Take note of aircon considerations. When u on level 2 aircon, the cold air will all fall down to level 1 through the stairwell. Effectively u are cooling 2 floors all the time, same for the attic floor.

Any ideas how to minimize cost?

5. Front courtyard can consider a nice koi pond or a raised outdoor jacuzzi in lush landscaping.

Common area for all, but there is a pond - i intend to get outdoor table and chairs (had so wanted a day bed outside ala potato head in bali style but no space)

What do you think of having those butterfly chairs (ala dampsey PS cafe)?

6. Is there a laundary area?

Underneath staircase connecting first and second floor

7. Kitchen appliance space provision also mickey mouse side. 750mm for fridge is really small fridge relative to house size.

Getting a SMEG retro one-door fridge; can't help getting it despite the bad reviews

8. Basin dun put so near the stove. shd space out.

Hmm space is the issue; have the preparation area in between the stove and basin? Weird?

9. Spiral staircase.. is very high point loading on the slab below. Think need to get engineer to check if the lvl 2 slab can take the load. the cost will go up substantially if u need to do transfer beams/micropiling.

Oh; who should i look for? This A&A structure i am still thinking if should obtain permit for...

10. Kitchen area.. take note of cross ventilation. Air can come in from the front, fumes need to exit from the rear.

Should be ok i think

11. This is a house. Toilets shd hv natural ventilation, can even be bathing outdoors!

I so wish

[casa 0]

Wow congrats can't wait to c your reno pics

[randomguy 0]

Wow congrats can't wait to c your reno pics

Thanks - was over enthusiatic and bought all furniture only for keys to be delayed; developer has been nice to let me store the furniture on first floor

Now trying to come to decision to get BCA approval or not and if to enlarge the toilet

[kk_lim 0]

Thanks - was over enthusiatic and bought all furniture only for keys to be delayed; developer has been nice to let me store the furniture on first floor

Now trying to come to decision to get BCA approval or not and if to enlarge the toilet

If you plan to stay there long, I will suggest you to enlarge the toilet as it will look better.

As for BCA approval, have to gotten a architect to ask if it is require ?

[randomguy 0]

Thanks

BCA approval always required to legally own and sell it in future; just want to get a sense how much will cost for 200sq ft of additional space

Caught in dilemma about the toilet: initial thoughts to stay in the house for 2-3 years before looking for a bigger one and renting this out; this was bought with view of long term rental given location

[kk_lim 0]

Thanks

BCA approval always required to legally own and sell it in future; just want to get a sense how much will cost for 200sq ft of additional space

Caught in dilemma about the toilet: initial thoughts to stay in the house for 2-3 years before looking for a bigger one and renting this out; this was bought with view of long term rental given location

If that's the case then go ahead and increase the toilet size

[yoongf 11]

If the house is part of a larger condo development, means yr house is considered a strata property. Adding a loft is technically an increase in GFA. Getting formal approval requires many submissions to URA/BCA and FSB, since running distance is increased.

[randomguy 0]

Ah... Any idea of cost and timing?