How to Compare Two Apartment Floor Plans Before Reserving

Prepared by the NovAsia Editorial Team

Two plans may both promise 50 square metres, one bedroom, one bathroom and a balcony. On the sales sheet they look almost interchangeable. In everyday use, however, one may feel calm and efficient while the other forces the bedroom door into the wardrobe, turns half the living room into a route to the balcony and leaves the advertised dining table with nowhere practical to stand.

Area answers one question: how much space has been counted. A floor plan answers another: what a person can actually do with that space every day. That is why the larger apartment is not automatically the easier one to live in, rent out or resell.

Before reserving, buyers are rarely choosing between a perfect layout and an obviously bad one. More often they are choosing between compromises: better daylight or lower heat exposure, a separate kitchen or a larger living room, a view balcony or proper storage, a broad entrance or a bedroom set further away from the corridor. The useful comparison is not which plan has more features. It is which compromises suit the intended use and price.

Stated area does not explain the apartment

A floor-area figure appears objective, but it does not by itself produce a fair comparison. One development may include a larger balcony share in the marketed area. Another may count internal walls or other components differently. Even where the measurement method is consistent, geometry can allocate the same number of square metres in radically different ways.

International Property Measurement Standards exist partly because inconsistent measurement practices make property comparisons unclear. IPMS guidance emphasises identifying the measurement purpose, stating the standard used and relying on written dimensions rather than trying to calculate area from a decorative drawing alone. Where feasible, completed space should be checked on site.

For a buyer, the practical implication is simple: a coloured brochure plan is not the same as a dimensioned survey drawing. It communicates the concept, but may not reveal the usable width of the bedroom, the depth available for wardrobes or the clear distance between the sofa and kitchen.

Ask the seller or developer to clarify:

• the stated sale area;
• the internal usable area, if available;
• the balcony area;
• whether internal walls and columns are included;
• the measurement standard or contractual definition;
• the tolerance for differences after construction;
• which drawing forms part of the contract.

Even an internal-area figure does not guarantee a comfortable home. A ten-square-metre bedroom may work well if it is rectangular and the door does not interfere with furniture. The same area can be difficult when it contains a column, a narrow entrance and a glazed facade that occupies the only practical wardrobe wall.

Start by asking which parts of the area become rooms, storage and clear circulation, and which parts exist mainly to serve the shape of the plan.

Read the layout as a route

People do not live inside coloured zones. They enter with shopping bags, remove shoes, walk to the refrigerator, carry laundry to the washing machine, wake during the night and try not to collide with furniture. A strong layout supports these movements without a series of small daily obstructions.

The entrance often reveals the character of the apartment. If the front door opens directly into the kitchen or strikes the dining area, a plan can look generous yet handle everyday arrival poorly. A modest entrance zone has a real function: shoes, bags, deliveries, an umbrella after rain and enough room to pause without stepping into the centre of the living room.

Then trace the common routes:

• entrance to kitchen;
• bedroom to bathroom;
• sofa to balcony;
• laundry to drying area;
• desk to kitchen;
• guest route to the bathroom;
• delivery route from the front door.

The route from the bedroom to the bathroom should not cut through a work station. The path to the balcony should not pass between the sofa and television. A person using the kitchen should not block the apartment entrance. When every movement crosses the centre of one room, the home quickly feels smaller than its stated area.

Short, legible routes usually create a calmer apartment. That does not mean every corridor is wasted. A compact corridor can separate the sleeping area and improve privacy. The problem is a long passage that performs no secondary function and simply consumes saleable area.

A useful exercise is to imagine an ordinary day rather than inspect one room at a time. Morning preparation, working from home, cooking, a guest visit and going to bed reveal conflicts that are easy to miss in a marketing plan.

Corridors and awkward corners quietly consume space

A corridor rarely looks alarming on a floor-plan graphic. It is rendered in the same pale colour as the rooms, and the surrounding furniture symbols make several square metres feel inevitable. After occupation, those metres may support neither storage, work nor rest.

The absence of a corridor is not automatically better. Where every door opens directly into the living room, the apartment may use area efficiently but offer less privacy. Television and kitchen noise travel more easily to the bedroom. Guests see the bathroom and private-room doors. This may be acceptable for one resident and irritating for a couple or family.

The right question is not whether the plan contains corridors. It is what each corridor achieves. A short section that buffers the bedroom may be worth more than an extra square metre in the living room. A long, narrow route around a central service core needs a stronger justification.

Corners operate in the same way. A regular room is easier to furnish than one with a diagonal wall, projecting column or narrow recess. Yet a recess can become useful storage when its dimensions match real cabinetry.

Look closely for:

• dead-end passages;
• doors that collide;
• columns within usable rooms;
• narrow strips behind furniture;
• deep internal zones without daylight;
• triangular corners;
• spaces that are only usable with bespoke furniture.

Plans without dimensions deserve particular caution. A route drawn as broad may be tight in reality, and a spacious-looking bedroom may only work because the illustrated bed is too small.

Furniture symbols can mislead

Icons for a sofa, dining table and bed create a powerful sense of completion. Buyers assume the designer has already proved that everything fits. But furniture drawn on a sales plan does not have to match standard dimensions, and clearances may be too narrow for comfortable use.

The bedroom is the most common example. A double bed is shown with two bedside tables and a wardrobe opposite. When a real mattress and full-depth wardrobe are placed on the plan, the circulation route disappears. The entrance door hits a bedside table or the wardrobe cannot open fully.

The living room is equally easy to overstate. A compact sofa sits tightly against the wall, a television is mounted opposite and a round table occupies a corner. In practice, residents still need a route to the balcony, room for curtains, door swings and separation between the kitchen and upholstered furniture.

Use real measurements for the items that matter:

• the intended mattress size;
• a full-depth wardrobe;
• a proper work desk;
• the sofa length;
• dining chairs when pulled out;
• washing-machine depth;
• refrigerator door swing;
• space needed to open kitchen cabinets.

Do not ask merely whether furniture fits. Ask whether it fits while doors open and people can move normally.

A show apartment does not necessarily solve the problem. Display units may use narrow wardrobes, shallow sofas, small mattresses, minimal possessions and custom joinery. Empty or staged space almost always looks larger than a home in daily use.

Take a tape measure, photograph the room dimensions and compare them with the contractual drawing for the exact unit. A beautiful show home is evidence of a design possibility, not proof that your furniture or a typical tenant's furniture will work.

The kitchen exposes the everyday truth

Marketing plans often show the kitchen as a clean line of cabinets. That may be enough for someone who rarely cooks. A long-term resident will notice whether there is usable worktop space, where the refrigerator opens and where to place a microwave, drying rack and rubbish bin.

An open kitchen increases the feeling of space but brings heat, noise and cooking smells into the living area. A separate kitchen contains these effects but may reduce daylight and make a compact home feel smaller. Neither choice is universally superior.

Look for operational conflicts:

• the refrigerator door opening into a wall;
• an oven or dishwasher blocking circulation;
• the washing machine occupying the only storage bay;
• the hob too close to the refrigerator;
• no landing space beside the sink;
• upper cabinets colliding with the extractor;
• no practical location for waste;
• insufficient ventilation.

In Phnom Penh, kitchen design is closely connected to air conditioning. A hob placed within a fully open living space adds heat to the room being cooled. Effective extraction or an opening window helps, but it should be confirmed rather than assumed from the drawing.

Service zones are expensive to relocate. Furniture can change; drainage stacks, ventilation ducts and bathroom positions usually cannot. A weak kitchen or bathroom is therefore a more fundamental compromise than cabinet colour.

A bedroom must accommodate real life

A room is not a functional bedroom simply because the plan gives it a wall and a door. It should accommodate the intended bed, allow the wardrobe to open and provide a sensible route around the furniture. Windows, air-conditioning units and doors should not all compete for the same usable wall.

In smaller investment units, the bedroom is often where the plan saves space. On paper, this appears acceptable because the bed symbol fills the room neatly. In reality, a suitcase cannot be opened, clothing storage moves into the living room and access to the window requires turning sideways.

Universal usability matters for rental demand. A single tenant may accept a compact bedroom for a strong location. A couple is more likely to notice missing storage and access from only one side of the bed. A unit marketed to families must support that use through geometry rather than labels.

Check the bedroom against the wider building plan. The internal layout may not show that the bedhead wall adjoins a lift shaft, service riser, refuse room or a neighbour's living area. The door may face the lift lobby or a brightly lit corridor.

Privacy also depends on sightlines. Can someone at the entrance see directly into the bedroom? Does the bathroom route cross the living area? Is the bedroom separated from the kitchen? A compact unit with clear zoning can feel more mature than a larger open arrangement.

Windows affect heat, furniture and privacy

On a plan, windows appear as thin lines around the facade. In daily life they determine daylight, heat gain, ventilation, furniture placement and privacy. Large glazing can make the living room impressive and also increase the cooling load during hot hours.

Cambodia's humid tropical climate makes orientation and shading practically important. Official passive-cooling guidance for Cambodia emphasises solar control, shade and ventilation as ways to reduce heat loads. A buyer cannot calculate a future electricity bill from a north arrow alone, but ignoring orientation is equally unwise.

A corner unit may receive more daylight and cross-ventilation opportunities. It can also have greater heat exposure and more external wall area. An internal unit may be easier to cool but depend on a single facade and receive less natural light.

Distinguish a window from a view. Panoramic glass may face another tower or a future construction site. A smaller operable bedroom window can be more useful than a large sealed facade. A balcony may shade the room, but may offer little protection from low afternoon sun.

Confirm:

• unit orientation;
• glazing direction;
• whether windows open;
• external shading;
• distance to neighbouring buildings;
• planned construction nearby;
• actual view from the floor;
• privacy from opposite units.

A site-plan rendering does not guarantee that an open view will remain.

A balcony may be a room or decoration

Balconies carry emotional value. Renderings show two chairs, a small table and a city view. The actual depth may allow only one person to stand, while an outdoor air-conditioning unit occupies much of the usable area.

The value depends on more than square metres:

• depth and shape;
• sun direction;
• rain protection;
• access from the living room or bedroom;
• placement of external equipment;
• drainage;
• railing safety;
• building rules.

A narrow strip can provide light and a sense of openness without functioning as an outdoor room. A deep balcony may be useful but command a higher price and increase maintenance.

For a landlord, a genuine balcony can support rental appeal, particularly with a good outlook. It should not automatically be valued like fully conditioned internal floor area. Heat, heavy rain and road noise may limit use.

A no-balcony layout sometimes wins because the full area becomes an effective living room and storage. In other cases, the absence of any external space makes the apartment feel enclosed. The correct decision depends on whether the feature will actually be used.

Investors should view the plan through the tenant

An owner-occupier may accept an unusual layout because it matches personal habits. An investment apartment needs to work for a broader pool. The more explanation required during a viewing, the narrower that pool becomes.

Tenants rarely analyse architecture formally. They notice the consequences: nowhere for a desk, insufficient wardrobe space, a hot bedroom, the bathroom door opening near the kitchen or a route to the balcony that divides the living room.

A straightforward room is also easier to photograph and furnish. Narrow spaces, dark internal kitchens and complex angles can be difficult to present online even with professional photography.

For resale, versatility is valuable. A regular living room, credible bedroom, useful storage and sensible windows are easier to explain than a rare but awkward geometry. An exceptional high-end unit with a unique view may be different, because the unusual form itself can become part of the appeal.

That does not mean investment plans must be bland. Character is welcome when it adds utility or identity rather than requiring constant adaptation.

Define the likely resident before comparing the plans:

• a single professional may prioritise a work area and separate bedroom;
• a couple needs storage and circulation around the bed;
• a family needs privacy and a usable second room;
• short-stay residents may value an impressive living area and view;
• an older resident may care more about clear routes and fewer level changes.

Keep the comparison short and decisive

Long study can produce too much detail. A practical decision can be reduced to several high-value signals.

Then return to the main use case. For a single tenant, a proper desk and credible bedroom may matter more than a large dining table. For a family, storage, privacy and the second room have more value. For a short-stay product, an attractive living space and easy-to-understand view may carry greater weight.

A fair comparison states both the advantage and the cost of each choice:

• Plan A is brighter but likely hotter.
• Plan B is quieter but wastes more area in circulation.
• One suits a single professional.
• The other works better for a couple.
• One has a stronger view but weaker storage.

A universal winner is uncommon. The goal is to identify the better fit at the actual price.

What the plan cannot show

Even a detailed plan cannot communicate finish quality, window-sill height, actual daylight, air-conditioner noise or the perceived width of a room. It does not guarantee the future view or reveal how doors feel once furniture is installed.

Early-stage purchases require particular caution. The project may make changes allowed by the contract, and completed dimensions may vary. Buyers should identify which plan is legally controlling, how area is defined and what happens when the completed unit differs.

A show suite may be located elsewhere, have different ceiling height, extra mirrors, custom furniture and a simulated view. Its role is to communicate an intended experience, not replace the documents for the reserved unit.

Where construction is complete, physical inspection is stronger evidence than a marketing plan. Where it is not, dimensioned drawings, finish schedules, videos and completed projects from the same developer can reduce uncertainty. They cannot remove it.

A good floor plan reduces the risk of everyday disappointment, but it does not replace assessment of the building. Lifts, management, noise, service charges, fire safety and location can outweigh several internal square metres.

Make the reservation decision explicit

Before paying a reservation amount, write one sentence explaining why one plan wins. For example:

• this layout uses its area more efficiently for a single long-term tenant;
• this unit costs more but creates a genuine home office;
• this apartment is hotter, but the open outlook and stronger bedroom justify the compromise;
• this plan loses some area to a corridor but provides better privacy.

If the reason is clear and supported by dimensions, the plan has survived comparison. If the decision depends only on "it feels larger" or a flattering rendering, more evidence is needed.

Sometimes the correct answer is neither unit. Both may have weak bedrooms, ineffective kitchens or too large a gap between marketed and usable space. Declining to reserve is not losing an opportunity; it is preserving capital for a more legible apartment.

Price remains part of the decision. An awkward layout may be acceptable at a meaningful discount if its limitations are understood. Paying a premium simply because the geometry is unusual only makes sense where the market genuinely values that feature.

This material is for general information and does not replace architectural, technical, legal or financial advice. Dimensions, area definitions, permitted changes and the controlling version of the floor plan should be checked against the documents for the specific project and the completed unit where available.

Sources

1. International Property Measurement Standards Coalition — *International Property Measurement Standards: All Buildings*, published 12 January 2023. Used for principles on measurement purpose, dimensioned drawings and transparent area comparison.
2. Royal Institution of Chartered Surveyors — official IPMS materials and professional guidance on consistent property measurement. Checked 23 July 2026.
3. Ministry of Environment of Cambodia — *Guidelines for Passive Cooling Strategies in Buildings*, 2026. Used for principles on shading, ventilation and reduction of heat gain in Cambodia's tropical climate.
4. World Bank — Cambodia climate and development materials. Used for general context on heat, humidity and rising cooling demand.
5. New South Wales Department of Planning — apartment-design guidance on daylight, ventilation, privacy and internal planning, used as a general international design reference rather than a Cambodian legal standard.

Frequently asked

Is a square floor plan always better than a long one?

No. The position of windows, doors, furniture, service zones and the share of space that can actually be used matter more than the outline alone.

Can two floor plans be compared by total area alone?

No. The same stated area can contain very different amounts of internal walling, corridors, balconies and awkward residual space.

Is visiting the show apartment enough?

No. Show-home furniture may be undersized or arranged for display. You still need dimensions, the plan for the exact unit and confirmation of its real orientation and outlook.

For an investor, is a larger living room better than a separate bedroom?

It depends on the target tenant, but a room should not be treated as a true bedroom unless it can accommodate a bed, storage and a workable circulation route.