When building a home in Melbourne, one of the first big decisions is whether to go for a single-storey or a double-storey design. The choice isn’t just about style—it impacts everything from how you live in the space to your budget, land use, and potential return on investment when you decide to sell.
Having worked in the construction industry for years, I’ve seen firsthand how this decision can shape the outcome of a project. Whether you’re a young couple, a growing family, or even thinking ahead for retirement, the type of home you build will influence your lifestyle in ways you might not have considered. Let’s break down the key factors to help you decide which option is best for you and your situation.
Key Factors To Consider When Choosing Between Single Or Double-Storey Homes In Melbourne
Deciding between a single-storey and double-storey home in Melbourne requires more than just looking at square footage or aesthetics. A number of factors—ranging from your budget to the size of your block and your family’s specific needs—play a huge role in determining which design is right for you. Let’s break down the key factors you should consider before deciding.
1. Budget And Costs
Your budget is one of the most important factors in deciding between a single-storey and a double-storey home. From construction costs to ongoing running expenses, understanding the financial implications of each option will help guide your decision.
Cost Comparison: Single-Storey vs Double-Storey Homes
| Aspect | Single-Storey Home | Double-Storey Home |
| Construction Costs | Generally lower, simpler design and structure | 15-30% more expensive due to added complexity |
| Land Requirements | Requires a larger footprint for the same living space | More compact, ideal for smaller blocks |
| Ongoing Maintenance | Lower maintenance costs due to fewer levels | Higher maintenance, more cleaning and upkeep |
| Heating & Cooling Costs | More energy-efficient overall | Higher due to the heat rising between floors |
| Resale Value | Lower potential resale value compared to double-storey homes | Higher resale value due to more space and design features |
Based on my experience in Melbourne’s building industry, the initial cost of building a double-storey home is typically more expensive. Still, you’ll get more living space on smaller land, which can offset the higher building costs in the long run. Location, finishes, and additional features like landscaping or customised designs influence the cost difference.
In Melbourne, you’ll typically find construction costs ranging from $2,100 to $3,900 per square metre. For a standard project, single-storey builds are usually the more affordable option—but for families with a smaller block, double-storey homes can provide more flexibility in the use of space, making them worth the investment.
2. Land Size And Local Regulations
When deciding on a home design, land size is a crucial consideration. Melbourne’s property market has seen an increase in smaller land sizes, particularly in suburbs with high demand. This is where double-storey homes can be a game-changer. They allow you to build upwards, making the most of smaller, more affordable blocks. Here’s a closer look at how land size and local regulations impact your decision:
Land Size: Single-Storey vs Double-Storey
| Feature | Single-Storey Homes | Double-Storey Homes |
| Best for | Larger blocks, more space | Smaller blocks, maximising vertical space |
| Footprint | Larger land footprint | More compact, reduces land use |
| Land Use Efficiency | Less efficient on small lots | Highly efficient on smaller blocks |
For instance, in suburbs like South Yarra or Fitzroy, land can be more expensive and scarce. A double-storey design maximises the available space, allowing you to make the most out of smaller blocks, while a single-storey home might mean you need to opt for a larger land area to achieve the same level of comfort and space.
Zoning and Regulations: When considering double-storey designs, check your area’s zoning laws and height restrictions. For example, Melbourne’s General Residential Zone may allow up to three storeys in some locations. Still, certain suburbs may have height restrictions or other regulations that affect your ability to build upwards.
Planning Ahead: A quick tip is to research your local council’s building codes and speak to your builder about potential zoning issues before finalising your plans. As a licensed builder, I’ve seen clients face unexpected delays when zoning laws weren’t fully considered from the outset.
3. Family Needs And Lifestyle Considerations
Consider your current and future family needs when deciding between a single-storey or double-storey home. Do you have small children or elderly parents who will need accessibility? Are you planning for a growing family, or are you looking for space to accommodate elderly relatives in the future? Here are a few key considerations:
Family Composition: Families with young children often opt for single-storey homes because they make it easier to supervise kids. I’ve worked on several projects where young families chose single-storey homes for peace of mind, knowing they wouldn’t have to worry about stairs and access for young children.
A double-storey home can provide more privacy and separation of spaces for families with teenagers or multi-generational living arrangements. One family I worked with built a double-storey home specifically to create a separate “teen zone” on the upper level, allowing the younger family members to have their own space while the parents could enjoy peace downstairs.
Accessibility: If you or someone in your household has mobility concerns or plans to age in place, a single-storey home is typically the more accessible option. It’s easier to move around and maintain independence without worrying about stairs. However, some double-storey designs incorporate lifts or ramps to accommodate those with accessibility needs.
For example, one of our clients in Mornington Peninsula added a lift to their double-storey home during construction, which not only increased the home’s accessibility but also added long-term value to the property.
4. Views And Aspects
Melbourne is known for its beautiful views, whether it’s a stunning city skyline, picturesque parks, or the coastline. If you’re lucky enough to have a block with great views, a double-storey home may be the way to go. By building upwards, you can make the most of these views, something a single-storey design might not fully capitalise on.
For instance, clients who own properties in areas like St Kilda or Elwood, which offer fantastic bay views, often choose double-storey homes to enhance their ocean-facing views. A double-storey design maximises these spectacular sights and allows for more natural light, making the home feel brighter and more open.
If you’re building in an area without such views, single-storey homes are still a great option as they can offer spacious open-plan designs that make the most of available land space. However, in areas with sweeping vistas or where the location is key, double-storey homes can truly elevate the experience of living in your home.
5. Future Resale Value
Long-term planning is key when deciding whether to build a single- or double-storey home. As I’ve seen with many of my clients, while single-storey homes might initially have broader appeal, double-storey homes often provide higher resale value due to the increased floor space and more flexible design options.
For instance, a double-storey home in a suburb like Brighton or Balwyn North, with high property values, tends to attract a larger pool of potential buyers. The added space, separate zones, and more luxurious features can all contribute to a higher asking price when you decide to sell.
When you build a double-storey home, you’re not just creating space for your family; you’re investing in the potential future sale of your property. Over time, the increased square footage can significantly improve your property’s market value.
The Pros And Cons Of Single-Storey Homes In Melbourne
Single-storey homes are popular in Melbourne, especially in suburban areas and on larger blocks. They offer a unique set of advantages but come with some challenges. Let’s examine the pros and cons to get a clearer picture of what to expect.
Key Benefits Of Single-Storey Homes In Melbourne
- Ease of Access & Safety
One of the biggest advantages of single-storey homes is the ease of access. There’s no need to worry about stairs, which can be a significant safety concern, especially for families with young children or elderly parents. I’ve worked with many clients who have chosen single-storey homes specifically for this reason—whether they were planning to age in place or simply wanted to avoid the risk of accidents.
- Cost-Effectiveness
Building a single-storey home is generally more affordable than a double-storey home. As a builder, I’ve found that single-storey homes require fewer materials and less complex engineering. This translates into lower labour and construction costs. Additionally, the simpler structure usually results in fewer ongoing maintenance costs. For instance, there’s no need to worry about the wear and tear on stairs or the additional cleaning and maintenance associated with a second floor.
- Space Efficiency
While single-storey homes might not offer the vertical space that double-storey homes do, they often excel at providing spacious, open-plan living areas. I’ve seen countless designs where the living, kitchen, and dining areas flow seamlessly together, making the most of the available space. This open design is perfect for the Australian lifestyle, where indoor-outdoor living is important. When the weather’s nice, you can open sliding doors and enjoy a seamless connection to your backyard.
- Broader Market Appeal
In my experience, single-storey homes have broader appeal, especially among buyers concerned about accessibility in the future. Whether retirees or young families with children, single-storey homes attract a wider range of potential buyers. This means you might have an easier time selling the property down the track, especially if you’re in a well-established, family-friendly suburb of Melbourne.
Single-Storey Homes Drawbacks
While single-storey homes certainly have their perks, they’re not without their downsides. Understanding these can help you weigh the pros and cons based on your needs.
- Less Space & Outdoor Area
To match the living space of a double-storey home, single-storey homes need to spread out across a larger land footprint. This can reduce the space for outdoor features, like gardens, patios, or a pool. I’ve worked on several projects where clients have had to compromise their backyard space because the single-storey design took up more of the block.
| Single-Storey Home | Double-Storey Home |
| Larger land footprint | More compact land usage |
| Potentially smaller backyard | Larger backyard space |
| Great for open spaces | More space without compromising the outdoor area |
- Reduced Privacy
Another downside of single-storey homes is the lack of privacy. Bedrooms and living areas are often on the same floor, making it difficult to create private spaces. In my experience, this is especially important for families with teenagers or multi-generational living, where privacy can be a top priority.
Because everything is on one level, noise travels more easily between rooms. This might be a concern if you value quiet spaces, as there’s no “upstairs” to retreat to for some peace.
- Limited Design Options
Single-storey homes tend to have fewer design alternatives. The single-storey option may be restrictive if you enjoy exploring creative layouts or dreaming up lofts, balconies, or additional bathrooms.
While many modern single-storey homes have embraced open-plan living, they can sometimes lack the complexity and design flexibility that a double-storey offers. It might be important if you have more specific needs or plans for the home.
- Flood Risk
If you’re building on a flat block or an area prone to flooding, a single-storey home could put you at greater risk due to its lower elevation. Some clients I’ve worked with have been surprised by how much the land elevation affects the overall design, especially when dealing with flood-prone areas like parts of Melbourne’s western suburbs. Adding stilts or elevating the house can mitigate this risk, but it’s something to remember when planning your single-storey build.
Why Double-Storey Homes Are Gaining Popularity In Melbourne
As Melbourne’s land sizes shrink, many homeowners opt for double-storey designs. This approach makes the most of smaller lots, allowing for a spacious home without taking up too much of the block. Double-storey homes have clear advantages, particularly regarding privacy, space, and flexibility. Let’s dive into these benefits and some potential drawbacks as well.
Advantages Of Building A Double-Storey Home In Melbourne
- Maximising Space on Smaller Lots
One of the primary reasons many Melbourne homeowners opt for double-storey homes is the ability to maximise living space, especially on smaller lots. With the increasing scarcity of land in Melbourne’s inner suburbs, building upwards allows you to add more bedrooms, bathrooms, and living areas without requiring a larger land area. This can be especially useful in areas like Fitzroy or Carlton, where land is in short supply and building up is often the most practical option.
- Increased Privacy and Zoned Living
For larger families, double-storey homes can provide more privacy and separation of living spaces. Bedrooms can be placed on the upper level, while living areas remain downstairs, giving family members more room to spread out and enjoy their space.
I’ve worked with several multi-generational families who love having a separate level for their teenagers or elderly parents. In these homes, the design often includes a “teen retreat” upstairs or a parents’ retreat, a game-changer for large families needing more separation between living areas.
- Enhanced Views and Natural Light
Double-storey homes are a fantastic option if you’re lucky enough to have a block with great views. I’ve designed homes with large windows on the upper floor that allow homeowners to take in spectacular views of the Melbourne skyline, or even the bay in certain coastal areas.
Additionally, the added height of a double-storey home means you’re more likely to receive plenty of natural light, which can significantly impact the feel of your home. Light-filled homes feel more spacious and welcoming, adding value to your living space.
Comparing Costs Of Single-Storey Vs Double-Storey Homes In Melbourne
Choosing between a single-storey and a double-storey home in Melbourne involves more than just looking at the design and layout; the financial aspect is critical. In this section, we’ll break down the costs of both options so you can make a well-informed decision based on your budget.
Single-Storey Cost Breakdown
Single-storey homes typically come with lower construction and maintenance costs. This is one of the main reasons why they are often the preferred choice for first-time homebuyers or those on a tighter budget.
| Cost Aspect | Single-Storey Homes |
| Construction Cost | Lower due to simpler design and fewer structural components |
| Materials | Fewer materials are required for construction, such as scaffolding and reinforcements |
| Heating & Cooling | More energy-efficient due to a simpler layout and fewer levels |
| Maintenance | Easier and cheaper to maintain due to the lack of stairs and simpler structure |
| Land Requirements | Larger land area required to achieve the same living space as a double-storey |
In Melbourne, where land prices have surged in recent years, a single-storey home can be an ideal option if you already have access to a larger block. For example, many clients I’ve worked with in suburbs like Werribee or Point Cook have opted for single-storey homes because they could build spacious homes while still having room for gardens, pools, and outdoor entertainment areas.
Double-Storey Cost Breakdown
While double-storey homes can offer more space, they come at a higher cost due to the complexity of the design and the additional materials required. Here’s a closer look at what you can expect when building a double-storey home:
| Cost Aspect | Double-Storey Homes |
| Construction Cost | 15-30% higher due to complexity and additional structural reinforcements |
| Materials | More materials for additional floor, stairs, and structural supports |
| Heating & Cooling | Higher running costs due to rising heat and the need for multiple HVAC systems |
| Maintenance | More maintenance is required due to additional cleaning and repairs on the upper floor |
| Land Requirements | Smaller land area needed for the same living space as a single-storey |
While building upwards can be more expensive, many clients in Melbourne’s more densely populated suburbs, like Docklands or Northcote, opt for double-storey homes to make the most of smaller plots. Building upwards saves them on land costs while achieving the desired space and design.
The additional construction cost is often offset by the ability to create a more luxurious home with larger living areas, additional bedrooms, and separate zones for privacy.
Deciding between a single-storey and a double-storey home in Melbourne ultimately comes down to your unique needs, preferences, and budget. Both options have distinct advantages and challenges, so it’s essential to consider factors like land size, family needs, and long-term goals. Whether you’re building a family home or planning for future resale, the right choice will depend on what works best for your lifestyle.
Take your time, consult with experts, and ensure you fully understand each choice’s implications before you proceed. Melbourne’s building regulations, land costs, and market conditions will influence your options, so ensuring you’re well-informed will help you build the perfect home for your family’s future.
