How do you choose a house design? First of all, and usually, it simply appeals to you. The visualisation, the shape, the glazing, the terrace, a kitchen open to the living room – something catches your eye and it is easy to think: “this is the one!”.
Before the design goes into your basket, though, it is worth checking whether it works just as well beyond the picture. Will it fit on the plot, comply with the local zoning plan (MPZP) or zoning conditions (WZ), meet the household's needs and stay within the planned budget?
We have picked six things that help you choose a house design and quickly judge whether your favourite really makes sense – not only on screen or on paper, but also on a specific plot and during the later build.
| Before you choose a design: how the house looks is only the beginning. The design should suit the plot, local regulations, the household's needs, the construction technology and the planned budget. |
How do you check whether a house design fits the plot?
First, find out which building rules apply in the area. If the plot is covered by a local zoning plan (MPZP), the design must comply with its provisions. If there is no plan, the basis is a zoning conditions decision (WZ).
In these documents, check, among other things:
- the land use designation,
- the maximum or mandatory building line,
- the permitted building footprint,
- the minimum share of biologically active area,
- the maximum building height,
- the number of storeys,
- the roof geometry and pitch,
- any requirements for the position of the building.
Only then can you compare these requirements with the dimensions and parameters of the design. The minimum plot width or area given in the catalogue does not replace this analysis. It usually results from standard distances between the building and the plot boundaries, but it may not account for the local building line, an unusual plot shape, the route of utility networks or other constraints.
You also need to check access to a public road, the possibility of utility connections and the ground and water conditions. These can affect how the house is founded and the cost of the preparatory works.
| How the house looks is only the beginning. The design should suit the plot, local regulations, the household's needs, the construction technology and the planned budget. |
What does the municipal General Plan change?
The municipal General Plan (Plan Ogólny Gminy) replaces the previous study of spatial development conditions and directions. Its provisions affect how local zoning plans are drawn up and how zoning conditions decisions are issued.
According to the legal situation as of July 2026, after 1 September 2026, in a municipality where the General Plan has not come into force, a zoning conditions decision can in principle be issued only in proceedings started before that date. For a plot without a local zoning plan, you should therefore check both whether zoning conditions can be obtained and how far work on the General Plan has progressed in the specific municipality.
Our advice? Compare the design with the local zoning plan or the zoning conditions decision before you buy it. The minimum plot dimensions given with a design do not on their own confirm that the building can be built on that plot.
How do you estimate the cost of building the chosen design?
The price of the design does not, of course, determine the cost of the whole investment. 😉 The budget depends on, among other things, the floor area and shape of the building, the number of storeys, the roof structure, slab spans, the size of the glazing, the ground conditions, the standard of the building services and the scope of finishing.
Before choosing a design, allow for the cost of:
- buying and adapting the design,
- a map for design purposes and geotechnical surveys,
- site preparation,
- the foundations,
- the building structure,
- the roof, windows and doors, and the façade,
- building services,
- utility connections,
- finishing works,
- landscaping the plot.
Quotes can only be compared if they cover the same scope. Check whether the price includes the foundations, transport, assembly, crane work, windows and doors, building services, the façade and VAT. Terms such as “shell”, “developer standard” or “turnkey” do not always mean the same set of works with different contractors.
Build diaries and investors' discussions on online forums can help you recognise typical costs, but they will not replace a cost estimate and quotes prepared for a specific location. Prices for labour, transport and connections can vary by region.
Analyse the cost of a design together with the scope of the works. Two quotes at a similar price may include different elements, so the comparison should be based on a detailed breakdown of works and materials.
How many rooms and how much floor area do you really need?
Usable floor area should not be the first selection criterion. First define the functions the house has to serve, and only then check how many square metres that requires.
The list should include not only bedrooms and the living room, but also:
- a place to work,
- the number of bathrooms,
- a technical room,
- a pantry,
- a laundry room,
- walk-in wardrobes and storage,
- space for guests,
- a garage or a place for bikes and garden equipment.
How the space is used matters too. Two houses with the same floor area can differ significantly in the length of corridors, the size of the day zone, the amount of storage and how easy the rooms are to furnish.
| Need | What to check in the design |
| Remote work | A separate room, daylight and the possibility of separating it from the day zone |
| A ground-floor bedroom | The size of the room and access to a bathroom with a shower |
| Storage | Walk-in wardrobes, a pantry, cupboards and the size of the utility room |
| Building services | Technical room dimensions suitable for the planned equipment |
| A larger household | The number of bathrooms, the width of circulation areas and the split into day and private zones |
A larger floor area increases the cost of the structure, building services and finishing. It also affects later energy use, although the size of the bills also depends on the shape of the building, the insulation of the building envelope, airtightness, the heating system and how the house is used.
| Look beyond the floor area: two houses of the same size can work completely differently. Furnishability, circulation length, storage, the position of bathrooms and the possibility of changing the function of selected rooms all matter. |
Can the house layout be changed in the future?
Whether rooms can change function should be checked in the documentation, not assumed in advance from the floor plan.
A ground-floor room can serve as a study, a guest room or a bedroom in turn. Such a change is easier if there is a bathroom nearby and the room is large enough and properly lit.
An attic or loft space needs more attention. The mere presence of this space does not mean that habitable rooms can be created there. You need to check, among other things:
- what the space is designated for in the design,
- the room height,
- the load-bearing capacity of the floor,
- how it is accessed,
- whether it can be insulated,
- access to building services,
- fire safety requirements.
For example, the MAB031 design has a 27 m² attic. Its designation and potential uses must, however, be read in line with the project documentation. Attic space is not automatically additional usable floor area of the house.
| A flexible layout is one in which selected rooms can change function without altering the building structure. Whether an attic or loft can be converted must be confirmed in the structural and building services design. |
Do you have to choose the construction technology before buying a design?
The construction technology affects the structural solutions, wall thickness, slab spans, how the building services are routed, connection details and the order of works. It is therefore not an add-on chosen only after the design is finished.
| Technology | What has to be defined in the design | Consequence for the build |
| Masonry | Wall type and thickness, structural layout, lintels and slabs | Much of the work is carried out on the plot. Changes still need to be checked by the designer |
| Timber frame | The layer build-up, structural grid, moisture protection, acoustics and service zones | The documentation must precisely specify how partitions and connections are made |
| MABUDO RAPID® concrete prefabrication | The division into elements, openings, service penetrations, connections and assembly sequence | Decisions are approved before production, and assembling the wall structure on the plot takes a few days |
In MABUDO RAPID® technology, precast walls are made in the production plant on the basis of prepared documentation. Before production starts, you need to settle, among other things, the position of window and door openings and the solutions that matter for dividing the house into elements.
This does not mean that every element of a MABUDO RAPID® house is a precast reinforced-concrete element. The materials depend on the part of the building and the documentation. For example, the prefabricated roof structure is made of timber.
A ready-made design originally prepared for a different technology may require the structure to be redesigned and construction documentation to be prepared for the prefabrication system.
| The design and the technology must match! The construction technology affects the structure, wall thickness, the routing of building services and how the documentation is prepared. In MABUDO concrete prefabrication many solutions are settled before element production begins. |
Which design changes require an amended building permit?
Polish construction law distinguishes between material and non-material changes to an approved design, and it is the designer who classifies them.
Changes that may be considered material include, among others:
- a change in the building footprint exceeding 5%,
- a change in the height, length or width of the building exceeding 2%,
- the number of storeys,
- extending the area of impact beyond the plot,
- compliance with the local zoning plan or the zoning conditions decision,
- the conditions of use of the building by people with disabilities,
- the intended use,
- decisions, permits or approvals required for the investment.
A material departure from the design approved in the building permit requires a decision amending the permit. For an investment carried out on the basis of a notification, a new notification or a building permit for the whole project may be needed.
If the designer classifies a change as non-material, they add a suitable description and drawing to the construction documentation. It then does not require a decision amending the permit or a new notification.
The 5% and 2% thresholds are not a general tolerance for changing the design freely. Even a smaller change may be considered material if it breaches the local zoning plan or zoning conditions, extends the area of impact or concerns other criteria listed in Article 36a of the Polish Construction Law.
How to choose a house design step by step
The safest order is as follows:
- Check the local zoning plan or whether zoning conditions can be obtained.
- Analyse the plot's dimensions, road access, utilities and ground conditions.
- Define how many rooms you need and what they are for.
- Choose the construction technology.
- Compare costs for the same scope of works.
- Adapt the design to the plot and settle all changes before submitting the documentation.
How the house looks remains an important criterion, but it should be assessed together with the technical documentation and the conditions of the build.
How can you choose a house design with MABUDO?
Not everyone starts choosing a house from the same place. Sometimes one of the ready-made designs meets your needs almost straight away. Sometimes specific variants are needed, and in other cases the house has to be designed from scratch for the plot and the residents' way of life (or redesigned for MABUDO technology).
MABUDO offers three options:
- a ready-made design – you choose one of the existing house designs and adapt it to a specific plot,
- a design from the configurator – you explore the available variants of the chosen house (the configurator is available for MAB001, MAB002 and MAB007) and tailor it within a defined range,
- a custom design – the house is designed from scratch, taking into account the plot, the residents' needs and MABUDO RAPID® technology.
| A ready-made design or your own concept? If the layout and shape of one of the ready-made houses suit you, there is no need to design everything from scratch. The configurator offers a wider choice within a specific model, and a custom design works best when the plot or the household's needs call for a tailor-made solution. |
FAQ – how to choose a house design and when it needs to be adapted
Can I buy a house design before buying a plot?
You can, but it increases the risk that the design will not comply with the local zoning plan, the zoning conditions decision or the required distances from the boundaries. It is safer to know the plot's parameters and the local building rules first.
Does a ready-made house design need to be adapted?
Yes. A ready-made design must be adapted to a specific plot by a licensed designer. Adaptation includes, among other things, the site development plan and a check of compliance with local regulations.
What is design adaptation?
Design adaptation means tailoring a ready-made house design to a specific plot, local regulations and ground conditions. It includes, among other things, preparing the site development plan, checking compliance with the local zoning plan or zoning conditions decision and making the required structural and building services changes.
Are the minimum plot dimensions given with a design sufficient?
Not always. They are calculated on certain assumptions and may not take into account the building line, the plot shape, utility networks, the terrain or the provisions of the local zoning plan or zoning conditions.
Can a ready-made design be adapted for concrete prefabrication?
It is possible in some cases, but it requires adapting the structure and preparing documentation for the specific prefabrication system. The extent of the changes depends on the geometry of the building and the design solutions adopted.
Who decides whether a design change is material?
The designer classifies the change. If they consider it non-material, they prepare a description and a drawing, which are added to the construction documentation.
Is a change in building dimensions of less than 2% always non-material?
No. The percentage change in a dimension is only one of the criteria. A change can also be material if it breaches the local zoning plan or zoning conditions, extends the area of impact or requires additional decisions and approvals.
Is attic space part of the house's usable floor area?
Not automatically. It depends on what the space is designated for, its height and how the floor area is defined in the project documentation.