Sunshine offers tips on interpreting floor plans

Real Estate Weekly, Jan 30, 2002

With the surge in residential development in Manhattan over the past few years, many luxury apartment buyers have found themselves in the position of buying new homes without ever having entered them.

Because most luxury apartments are sold before their initial occupancy date, buyers must often make million-dollar decisions based on floor plans provided by the architect.

While the process may seem intimidating, according to Louise Sunshine, president and CEO of The Sunshine Group, an educated reading of floor plans can help savvy buyers find the new home of their dreams, with little left to the imagination.

Sunshine, who is the exclusive marketing and sales agent for Grand Beekman, a new luxury condominium being developed in Beekman Place, offered the following tips to buyers on how to get the most information from a floor plan:

* Determine Direction. A floor plan is like a map, and should include a directional finder. Once you've located north, you will be able to determine which direction the residence faces.

* Take a Virtual Walk-Through, Starting at the Entrance. Locate the apartment's front door and determine what you would see upon entry. Are you welcomed by a grand foyer? What is your line of sight into the rest of the residence?

Then determine the flow-of-space. Does the unit have a centerpiece or focal point? How do you get from place to place? Is the layout functional? Does it fit your lifestyle?

* Determine Size of Rooms. Often the most difficult part of understanding a floor plan is visualizing the real size and feel of the rooms. Layout is as important as the total square footage. Be sure the apartment you're buying is laid out in a way that each room feels as spacious and comforting as possible. The width of the rooms is particularly important. A public room that is 14-15-foot wide typically provides ample, luxurious space.

* Examine Window Plans. Windows can play a key role in the quality of life a residence provides. Examine the floor plan to determine how many windows the unit will have. Where are they located?

What will the views be like? Will you face a noisy street or quiet courtyard? How much sunlight will there be? How much privacy will you have? Are they operational or cosmetic? Are they corner or bay windows? Are they in proportion to ceiling height?

* Locate Space for Appliances. Space for large appliances, such as washers and dryers, sometimes comes as an afterthought in apartment design, but their location can be key in the overall livability of the residence. How close are they to the living room and bedroom? Are they out of sight? Are they accessible? If in use, will the sound be disturbing?

* Confirm Location of HVAC Systems. Are there heating and air conditioning units in every room? Will their location limit the use of the room? For example, does an air conditioning unit impede flat wall space? Will a heating unit be directly next to the location you would have in mind for a bed?

* Envision your Dream Home. A floor plan isn't just a way to see what your future home will look like. Floor plans can be a roadmap that guides future design and lifestyle choices. How much wall space will you have? How will you use the space? Imagine where you would place your furniture. Is the home flexible? How would you feel living there?