This article continues a series written for those who are in the process of designing or building a holiday home. Having covered the land-buying process separately, I wanted to focus specifically on the floor plan — because the decisions you make at the design stage will determine both your enjoyment of the property and its income-generating potential for years to come.
I am assuming that you are not simply building a white elephant or a personal indulgence. You want a property that appreciates in value and, ideally, one that generates enough income to at least cover its upkeep — with a meaningful return possible in later years. With that goal in mind, here are the things I believe matter most.
1) Know your FSI before you design anything.
FSI, or Floor Space Index, is the ratio of permitted built-up area to total plot size. An FSI of 1.0 on a 10,000-square-foot plot allows you to build 10,000 square feet — distributed across as many floors as local regulations permit. FSI varies by district and zoning classification. Establish the maximum permissible built-up area for your specific plot before commissioning any design work.
2) Design for guests, not for city living.
Resist the temptation to replicate the floor plan of a city apartment. Developers like DLF, Lokhandwala, and Prestige design for a single family in an urban context. You are designing a property that needs to appeal to groups of holidaymakers — often multiple couples or extended families travelling together. That requires a fundamentally different spatial logic.
3) Make all bedrooms equal in size, each with an attached bathroom.
This is non-negotiable for rental purposes. When two or more couples are travelling together, no one should feel they have been allocated a lesser room. Equally-sized bedrooms with private en-suite bathrooms eliminate awkward conversations about pricing and room allocation.
4) Separate the main living area from the back-of-house zone.
Reserve a clearly defined service zone for the caretaker's quarters (large enough for comfortable long-term occupation), a full working kitchen, and ample storage for linen, cutlery, dry goods, and cleaning supplies. The caretaker's ability to operate independently of guests — cooking for them without disrupting the living areas — makes a significant difference to the quality of the guest experience.
5) Keep only a kitchenette in the main living area.
Since the main cooking happens in the back-of-house kitchen, the guest-facing kitchen can be much smaller: a compact kitchenette with space for a fridge, toaster, coffee machine, and kettle is sufficient. Consider merging this with the dining area to save FSI for more valuable spaces.
6) Maximise outdoor living space.
City residents rarely have access to generous outdoor space. One of your property's greatest assets is exactly that. Scale back the internal living room and invest instead in landscaped outdoor seating that flows naturally from the interiors. Outdoor space does not consume your FSI, yet it dramatically increases the appeal and perceived value of the property to guests.
7) Plan the swimming pool location carefully.
If you are including a pool, consider privacy, cleanliness, and the surrounding landscaping from the outset — not as an afterthought. A rooftop pool is an increasingly popular option: it provides excellent privacy, partial shade from the sun, and a genuine point of difference. Ensure the structural slab is designed to carry the additional load if you are considering this route.
8) Balance the driveway length against usable backyard space.
On a large plot, positioning the house further from the road can feel desirable — but a very long driveway consumes land that could otherwise be used for a garden, pool, or outdoor entertaining area. Strike a deliberate balance and position amenities in the backyard rather than the frontage.
9) Budget properly for hardscaping and landscaping.
Well-executed paving and planting cost less than most people expect and deliver a disproportionately large improvement to the property's visual appeal. These are among the easiest ways to add perceived value, yet they are consistently underbudgeted at the design stage.
10) Design bathrooms with a clear wet/dry separation.
There is no need for a shared powder room when every bedroom has an en-suite. Within each bathroom, avoid placing the shower between the toilet and washbasin — this makes it impossible to keep the wet zone contained, leading to a constantly damp and dirty toilet area. Design for hygiene and ease of cleaning from the start.
11) Keep staircases gentle and wide.
In multi-storey properties, steep or narrow staircases are a safety hazard for guests unfamiliar with the house — and particularly for elderly guests or young children. A comfortable, gently graded staircase is a simple detail that matters more than it might appear.
12) Minimise fragile elements.
Glass shelves, delicate ornaments, and anything easily broken by children or exuberant guests should be avoided in communal spaces. Durability should be a design criterion, not a concession.
13) Make the terrace genuinely usable.
A rooftop or terrace area is a tremendous asset if it is uncluttered and accessible. Plan the water tank location, pipe runs, and any utility equipment before the slab is poured — once they are in the wrong place, they are extremely difficult and expensive to move. An unobstructed terrace with comfortable seating is a feature guests will mention in reviews and return for.
14) Work with the plot's natural character.
An irregularly shaped plot, a natural slope, a river boundary, or mature trees are assets rather than constraints — if you design around them. Orient the house so that the best views are visible from the rooms where guests spend most of their time. A property that responds to its setting feels more special than one that ignores it.
The details above may seem granular, but they compound. A holiday home that is genuinely comfortable for large groups, requires minimal maintenance intervention, and photographs well will consistently outperform one that was designed primarily for personal use. The investment in getting the floor plan right at the outset is among the highest-returning decisions you will make.