Designing the Perfect Floor Plan for Your Modular Home

A great modular home floor plan does two things at once: it works structurally as multiple factory-built modules that ship on trucks, and it works for the family living inside. The constraints are different from a traditional architect's brief, but the design freedom within those constraints is broader than most buyers assume. Here is how to design a modular floor plan that works for both.

Start with Module Width

Australian road transport rules cap module width at around 4.5 to 5 metres for routine permits. Wider is possible with special permits but adds cost. Within a 4.5m module width you can fit:

• A bedroom plus an internal wall
• A bathroom plus circulation
• A kitchen plus a circulation aisle
• An open-plan living space

Modules join along the long edge, so a 2-module home is typically 9 metres wide and as long as needed. A 3-module home is 13.5 metres wide. Larger family homes use 3 or 4 modules.

The Best Layouts for Each Module Count

1-module homes (granny flats and studios)

Linear layout. Bedrooms at one end, living and kitchen at the other, bathroom centrally. See our granny flat range.

2-module homes (typical 3-bedroom)

One module holds bedrooms and bathroom. The other holds open-plan living, kitchen, and dining. Modules join along the open side, creating a clean transition. See mid-size homes.

3-module homes (4-bedroom family)

One module: master suite with ensuite plus second bedroom. Second module: open-plan living and kitchen. Third module: two more bedrooms plus main bathroom. Often a separate media or rumpus room option.

4-module homes (5-bedroom or dual living)

Larger family homes or multi-generational designs. Two living zones, multiple bathrooms, sometimes a butler's pantry. See spacious homes.

Traffic Flow Principles

• Public spaces near the front entrance, private spaces toward the rear
• Kitchen near the dining area, both near the back for outdoor access
• Master suite separated from secondary bedrooms (privacy)
• Bathroom on the way from bedrooms to living, not isolated
• Laundry near the kitchen or bathroom (services efficiency)

Small Choices That Matter

• Wide entry hall (not just a passage)
• Walk-in pantry adjacent to kitchen
• Mudroom or boot room near the back entrance
• Built-in robes (not just freestanding)
• Double sink in the master ensuite
• Power points where you actually need them (corners, near the bed, near the desk)

Indoor-Outdoor Flow

Australian living means indoor-outdoor connection is essential. Sliding or bifold doors from living areas to a covered alfresco. Kitchen with a serving window to the outdoor area. Path from kitchen to BBQ.

Future-Proofing

• One bedroom on the ground level if multi-storey (aging in place)
• Bathroom with future grab-rail blocking in walls
• Wider doorways (820mm minimum, 900mm if possible)
• Solar-ready electrical setup
• Pre-wired data and ethernet to home office locations

Customisation Within the Range

Every plan in our range can be modified: bedroom counts adjusted, kitchen reconfigured, ensuite added or removed, ceiling raised. Our in-house designers will work with you to make the standard plan fit your family. See how design works in our process.

Get Started

Browse our range for inspiration, then talk to us about how the plan should adapt to your block and family.