floor plan strategy
Our 4-Part Strategy For Choosing a Layout
You're at the Sales Centre. You See Two Models...
You're looking at two model homes. Both are 2,000 sq. ft. One feels massive, bright, and intuitive. The other feels dark, cramped, and awkward.
What's the difference? The Floor Plan.
For most first-time new build buyers, this is the single biggest—and most permanent—decision you will make. You can change countertops and paint, but you can't easily change a bad layout.
Here is our 4-part strategy for choosing a layout that wins on both Maximum Liveability and Maximum Resale Value:
Strategy 1: The "Investor's Eye"
When you sell, your future buyer will be judging your home in 30 seconds. A functional, "obvious" layout always wins.
When you sell, your future buyer will be judging your home in 30 seconds. A functional, "obvious" layout always wins.
Open-Concept Main Floor: This is no longer a trend; it's a standard. The kitchen, family room, and dining area should flow seamlessly. Avoid plans where the kitchen is isolated or "walled-off."
The Kitchen "Work Zone": A functional kitchen is more than a "golden triangle." Look for a functional island that can seat at least 3-4 people and has power. A walk-in pantry or ample cabinet storage is non-negotiable for family buyers.
4 Bedrooms > 3 Bedrooms + Loft: A 3-bedroom home with an open "loft" on the second floor is wasted space. That square footage is always more valuable as a 4th bedroom with a door. It increases your buyer pool exponentially.
Primary Ensuite: A modern primary bedroom must have a dedicated ensuite. For true resale power, look for layouts with double vanities and an enclosed (separate room) toilet.
Strategy 2: The "Daily Flow" Test
Mentally "live" in the house for a full day. This reveals the small annoyances that become major problems.
The Grocery Test: Trace the path from your garage door to the kitchen pantry. Is it a long, winding path through a living room? Or a direct shot? A garage-to-mudroom-to-kitchen path is ideal.
The Laundry Test: Where is the laundry? A 2nd-floor laundry room (not just a closet) is a massive quality-of-life feature for families. Main floor or basement laundry is a compromise.
The "WFH" (Work From Home) Test: Is the "den" or "office" a real room with a door and a window, or just a small, dark nook by the front door? In a post-2020 world, a functional home office is a major asset.
The Light Test: Which way does the house face? A south-facing backyard means your main living area (family room, kitchen) will be filled with bright, natural light all day. A north-facing backyard means this area will be darker.
Strategy 3: "Bones" vs. "Lipstick"
At the builder's Design Studio, your budget can explode. Our rule is simple: Pay the builder for "Bones" and pay yourself (later) for "Lipstick."
"Bones" (Pay the Builder - Hard to Change Later)
✅ 9' or 10' Ceilings: The #1 way to make a home feel larger and more luxurious.
✅ Larger Windows: You can never have too much natural light.
✅ Structural Changes: Moving a wall, converting a loft to a bedroom, or adding a 2nd-floor laundry.
✅ Rough-ins: Always get the 3-piece rough-in for a future basement bathroom.
"Lipstick" (Do It Later for Less)
❌ Upgraded Light Fixtures: Builders charge a massive premium. You can buy them yourself later.
❌ High-End Flooring: Take the "builder basic" (which is still good!) and upgrade in 5-7 years for half the price.
❌ Quartz Countertops: This can be a 50/50, but you can almost always get it done cheaper after closing.
❌ Custom Paint Colors: A complete waste of money. Take the standard white and paint it yourself.
Strategy 4: The "Future-Proof" Test
A great layout grows with you. Ask these 3 questions:
1.) Does it have an "In-Law" Suite? A main-floor bedroom with an adjacent full bathroom is a "unicorn" feature that adds immense value for multi-generational families.
2.) Can the Basement be Finished? Look for high ceilings (at least 8'), no major mechanicals in the middle of the floor, and large windows.
3.) Is it "As-Built"? Will the final home look exactly like the model? Ask about bulkheads, window wells, and exterior finishes that may differ on your specific lot.
3 Floor Plan "Traps" to Avoid
We've seen it all. Here are the top 3 layouts that look great on paper but are frustrating to live with:
The "Wasted Space" Foyer: A huge, two-storey open-to-above foyer looks grand, but it's unusable space you have to heat and cool. That square footage was stolen from your upstairs bedrooms, where it's actually needed.
The "Tandem" Garage: A garage that fits two cars only if one parks behind the other. This is a 1-car garage in practice and a daily frustration.
The "Formal" Dining Room: Be honest: how often will you use a completely separate, walled-off dining room? Most modern buyers prefer a flexible "dining space" that's part of the main open-concept floor.
How We Apply This to Hawthorne East Village
The Mattamy Homes models at HEV offer a fantastic mix of 2-Storey Townhomes and Detached Homes, but not all layouts are created equal.
We've already done the analysis. We've compared the layouts and identified the ones with the best flow, the smartest structural upgrade options, and the highest potential for resale value.
Before you talk to the builder, talk to us. We'll show you which model truly fits your goals.
Book Your Brand New Home In Milton Now!
Call @ (647) 313-7321
(647) 313-7321
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We are a third party Real Estate Broker not employed by or Affiliated with the Builder