Real estate advice/opinions sought.

I have some land that I'm building a duplex on. At the moment I'm looking at designs. Some of them are for 3 bedrooms and some are for 4 bedrooms.
My question is this.... what will sell better? 3 larger bedroom or 4 smaller bedrooms? It is near Parramatta so it's a pretty suburban area with lots of families.
Also 2 living areas or one living area and study with a large entrance?
Laundry with an external door or just go through the living room to the garden with the laundry?
Kitchen island or breakfast bar?
Downstairs floor tiles or wood?

Are there any special features that make you want to buy a home?

I would go
4br
2 living
l'dry w/ external door
island kit
tiles

Thats what I would buy from those options.

*added*

Also the only reason I picked tiles was from an investment view, I would think a number of people buy duplex's as rentals and tiles are easier to maintain than floor boards in rental properties.

Maybe you should talk to a RE agent in the area to see whats been selling?

We are currently looking at moving from a 3 bed to a 4 bed...so I'd say 4 bedrooms :) or at least 3 bedrooms plus a study (that could be used as a 4th bedroom).
2 living areas - I'd go for a separate lounge/home theatre and a more open plan living area with kitchen and dining together.
External laundry door
Breakfast bar
Wood floors.

3 larger bedroom or 4 smaller bedrooms? I would do 3br + study
Also 2 living areas or one living area and study with a large entrance? 2 living areas
Laundry with an external door or just go through the living room to the garden with the laundry? External door
Kitchen island or breakfast bar? Breakfast bar
Downstairs floor tiles or wood? Wood

Are there any special features that make you want to buy a home? Bath, gas cooking, solar

:

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Maybe you should talk to a RE agent in the area to see whats been selling?

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Smart thinking ;) DH is doing that but the more opinions I can get the better. And the realtor can't really advise us on things like where to put the laundry door.

I need all the help I can get lol

I think 4 bedder has more appeal only coz its a given nowadays that houses have small bedrooms.

3br+ study with 2 living areas.
I prefer timber flora but agree with PP that tiles are easier to maintain in a rental.
external laundry door

4 beds. Def. tiles for a rental. And neutral decor - there was a phase where people were putting in blue and green bathrooms - yuck! Cream or white cupboards for the kitchen, black and white or bone beige for the bathrooms. You can always add colour with paint and accessories which is cheaper and don't require big renos.

Personal preference:
3 big bedrooms
1 big living area
Breakfast bar
Downstairs tiles. I love wood too, but tiles for maintenance.
Laundry door.... huh. Stumped as you are. Garden exit is probably good if you can do it. But it wuldn't top my priority list.

I currently live in a duplex. The thicker and heftier the wall between the two places, the better. I am over it.

lol. Ive watched way too many housing shows :/

what will sell better? 3 larger bedroom or 4 smaller bedrooms? It is near Parramatta so it's a pretty suburban area with lots of families.
4 bedrooms, especially if they are in short supply in that area. But even if it's a smaller family an extra room is always handy.

Also 2 living areas or one living area and study with a large entrance?
2 living areas - a large entrance is a waste of space IMO, especially if you're doing 4 brms, a family with a few kids wants more than one living area

Laundry with an external door or just go through the living room to the garden with the laundry?
Definitely a separate door for the laundry, having to go through the living area would bug me to tears.

Kitchen island or breakfast bar?
either, but if space is limited, a breakfast bar would be better.

Downstairs floor tiles or wood?
Agree with TMS, from an investment perspective I would go with tiles.

Are there any special features that make you want to buy a home?
We're renting & not buying any time soon, but my 2c... I would be looking at the layout & maximising space. An easily maintained garden, with a covered outdoor area. Plenty of electrical outlets. Does it have an ensuite? Because that is a deal breaker for me, we need at least two toilets.

My personal preference would be:

4br
2 living
l'dry w/ external door
island kit
tiles

:

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I have some land that I'm building a duplex on. At the moment I'm looking at designs. Some of them are for 3 bedrooms and some are for 4 bedrooms.
My question is this.... what will sell better? 3 larger bedroom or 4 smaller bedrooms? It is near Parramatta so it's a pretty suburban area with lots of families.
Also 2 living areas or one living area and study with a large entrance?
Laundry with an external door or just go through the living room to the garden with the laundry?
Kitchen island or breakfast bar?
Downstairs floor tiles or wood?

Are there any special features that make you want to buy a home?

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We are right into real estate, building for the second time and have an investment property so here are my thoughts:

- 3 large bedrooms all with double robes. Storage is paramount. Rooms big enough to fit queen size beds is a big plus (suits children and teenagers). If you can achieve that with four bedrooms then that's even better.
- definitely two living areas. Our last house had one living area (open plan with adjoining alfresco through byfolds) and it was a PITA if we had guests (especially with kids). If you have big bedrooms, the kids can do homework in their rooms (if required). Lots of families have laptops these days as well.
- normal kitchen with breaky bar. We had an island bench (galley kitchen) in our last place and I wouldn't do it again, unless we had no other choice. We found the kitchen became more part of the walkway, ITMS. A more closed off kitchen makes it more of a proper workspace, IYKWIM.
- door from laundry straight outside. It's easier to access the line in most cases and can be a good place for grubby kids to enter and dust off ;)
- floorboards. We have just renovated my parents house and did the clip in floating floorboards. My dad installed them himself over a few days. They were quite cheap and look brilliant and if they get damaged, it's quite easy to replace the damaged board (as you don't sand them). We had real timber floors in our last house and will do the same in our next one. They are hard wearing (providing you choose the right timber), look warm and welcoming and their look is timeless. We had blackbutt in extra wide boards. It was a bit pricey but had so much 'wow factor'. Tiles can look really lovely but they often date very quickly.

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!