3 larger bedroom or 4 smaller bedrooms? It is near Parramatta so it's a pretty suburban area with lots of families. - What is going to give you the bigger yard space? People wanting 4 bed rooms might be turned off a smaller yard. But if 3 bedroom is going to give more yard for kids then it would have more appeal IMO.
Also 2 living areas or one living area and study with a large entrance? hmmm I would probably be more drawn to the larger living space over 2 living area's. But it would depend on how well it was layed out. I mean if 2 area's still gave me enough room then yay but if it meant things were more snug/ cluttered looking... it would turn me off.
Laundry with an external door or just go through the living room to the garden with the laundry? laundry with external door.
Kitchen island or breakfast bar?Breakfast bar - its more useful for a family IMO.
Downstairs floor tiles or wood? Im currently in a fully tiled house & its killing my feet. Not sure if its preg related or just me, DH said he has gotten use to it. But my feet are ALWAYS sore. So I would be more inclined to go for wood. But laminated cork has always had a appeal to me.
I would also do it through out. Family home, little kids etc. Carpet is a PITA!