It's one of the first decisions you'll face when building in Victoria: single storey or double storey? Both have genuine advantages, and the right answer depends on your block, your budget, and how you live.
Here's a clear breakdown to help you decide.
The Basics: What's the Difference?
A single storey home spreads all living across one level — bedrooms, bathrooms, living areas all on the ground floor. A double storey splits the home across two levels, typically with living downstairs and bedrooms upstairs (or vice versa).
The choice affects your build cost, lifestyle, block requirements, and future flexibility — all significantly.
When Single Storey Makes More Sense
Your block is wide enough
Single storey homes need more land area to fit the same number of rooms. If your block is 14m wide or more and reasonably deep, a single storey design can give you everything you need without going up. You'll have better outdoor flow, easier access to the backyard, and typically a larger alfresco area.
You have young children or older residents
No stairs means easier access for toddlers, grandparents, or anyone with mobility considerations. Single storey also makes supervising young children easier — no baby gates, no worrying about stairs in the middle of the night.
You want easier maintenance
Single storey homes are generally cheaper to maintain. Cleaning gutters, painting, replacing roofing — all significantly easier at one level. No upper-floor windows to reach.
You want lower build cost for the same size
For the same floor area, a single storey home is usually 10–20% cheaper to build than double storey. There's no staircase, no upper floor structural requirements, and the build is typically faster. If budget is tight and your block allows it, single storey gives you more house for the money.
When Double Storey Makes More Sense
Your block is narrow or small
If your block is under 12.5m wide — common in Melbourne's growth corridors — a double storey design lets you get 4 bedrooms and multiple living areas without a long, narrow floor plate that feels cramped. Going up is the most practical way to maximise space on a smaller block.
On a typical 300–400sqm lot, a double storey home can deliver 250–320sqm of living space where a single storey might only give you 160–200sqm before running out of yard.
You want separation between living and sleeping
Many families find the zoning of double storey genuinely useful — adults or teens upstairs, main living downstairs (or the reverse). It reduces noise transfer and gives everyone more privacy.
You want views or street presence
In many Victorian estates and suburbs, a double storey home has better street presence and — depending on orientation — better views from upper-floor living areas. North-facing upper-level living can dramatically improve natural light in homes on south-facing blocks.
You're building in a high land value area
In inner and middle Melbourne suburbs where land is expensive, maximising floor space is often worth the extra build cost. The cost-per-sqm of a double storey is higher, but you're using less of your expensive land footprint for the house itself — leaving more yard.
Cost Comparison
As a rough guide for a Victorian volume build:
- Single storey, 200sqm: $380,000–$520,000 base price
- Double storey, 280sqm: $480,000–$680,000 base price
Double storey costs more because of the staircase, upper floor structure, and additional wet areas. But you're getting significantly more floor space, so the cost-per-sqm often works out similar or better than a single storey of the same size.
Don't forget site costs can also differ — double storey homes have a smaller footprint, which can mean less cut-and-fill on sloping blocks.
Block Size Guidelines
Use these as rough starting points:
- Under 10m wide: Double storey almost always necessary for 4+ bedrooms
- 10–12.5m wide: Both work, but double storey gives more flexibility
- 12.5–15m wide: Either works well — comes down to lifestyle preference
- 15m+ wide: Single storey can comfortably deliver a large, well-proportioned home
- Under 300sqm: Double storey strongly preferred
- 300–450sqm: Both viable depending on width
- 450sqm+: Single storey is often the better choice
Things People Overlook
Heating and cooling: Double storey homes can be harder and more expensive to heat and cool effectively. Heat rises — upper bedrooms can get very hot in summer. Make sure any double storey design includes zoned ducted climate control, not just a single system.
Noise: Footsteps, TVs, and voices carry more through double storey homes. Acoustic insulation in upper floors is worth considering, especially if you're a light sleeper.
Resale: In most Melbourne growth corridors, double storey homes with 4 bedrooms command strong resale value. Single storey 4-bedroom homes on larger blocks also perform well. Neither is universally better — it depends on the suburb.
Build time: Double storey homes typically take 1–3 months longer to build than single storey equivalents.
The Practical Test
Ask yourself these questions:
- What's my block width? If under 12m, double storey is probably the right call.
- How many bedrooms do I need? 4+ bedrooms on a smaller block almost always means double storey.
- Does anyone in my household have mobility issues? If yes, single storey is safer long-term.
- What's my budget? Single storey is more cost-effective for the same floor area.
- How much yard do I want? More yard = smaller footprint = double storey.
Find Designs for Your Block
The fastest way to see what works on your specific block is to enter your dimensions into AptSide. You can filter by single or double storey and instantly see which designs from Victorian builders will fit — without visiting a single display home first.