1 Bed, 1 Bath L-Shaped Detached ADU – 400 sq. ft.

BR1-BA1-400

  • 1 bed 1 bath 400 sq ft ADU

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Plan Details


  • Size: 400 sq. ft.

  • Model: BR1-BA1-400

  • Layout: 1 bedroom, 1 bathroom, detached L-shaped ADU

Functional 1 Bedroom + 1 Bathroom Layout


The BR1-BA1-400 balances comfort and efficiency within a compact footprint:



  • Bedroom – A spacious 112 sq. ft. bedroom, larger than typical for a 400 sq. ft. ADU, complete with a ceiling fan.

  • Bathroom – Full-sized bathroom located off the kitchen/living area for both resident and guest convenience.

  • Shared Space – Kitchen and living areas flow seamlessly together, promoting openness and connection.


At Pacific Sands, we design ADUs that combine efficiency, privacy, and modern style—even in compact footprints. The BR1-BA1-400 Model is a 400 sq. ft. L-shaped detached ADU featuring a 1 bedroom, 1 bathroom layout, perfectly suited for those who want a small yet highly functional home.


Its L-shaped design creates natural separation between living and private spaces while maximizing natural light and indoor–outdoor flow.

Key Features


  • Desirable L-Shape Layout

  • Bedroom tucked away for privacy, with kitchen and living room positioned on the opposite wing.

  • Open concept encourages seamless flow for cooking, dining, and entertaining.

  • Abundance of Natural Light

  • L-shape allows for flexible window placement and more exposed exterior wall space.

  • Ensures sunlight throughout the day, making the unit feel larger than 400 sq. ft.

  • Full-Size Shared Bathroom

  • Conveniently accessible for guests without going through the bedroom.

  • Includes a shower/tub combo with integrated shelving and a quartz vanity countertop.

  • Architectural Appeal

  • Unique L-shaped design offers a modern and contemporary look.

  • Provides flexibility for customized rooflines, specialty windows, or sliding doors to enhance indoor–outdoor living.


Benefits for Homeowners


  • Indoor–Outdoor Connection – Sliding glass doors off the living room can open to a patio, expanding usable space.

  • Privacy-Oriented – Bedroom placement ensures separation from shared areas.

  • Compact & Efficient – Small footprint keeps costs low while delivering functional living.

  • Lot Flexibility – L-shaped design works well for corner, narrow, or irregular lots.

  • Market Appeal – Perfect for rentals, guest units, or home offices with strong long-term value.

Why Choose the BR1-BA1-400 Model?


The BR1-BA1-400 Detached ADU is ideal for homeowners who want a small but stylish ADU that prioritizes privacy, efficiency, and natural light. With its L-shaped layout, full kitchen, and oversized bedroom for its size, this plan transforms 400 sq. ft. into a highly livable space.



At Pacific Sands, we also offer permitting guidance and customization options so you can adapt the BR1-BA1-400 to your lot and lifestyle.