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Australians have traditionally opted more for single-storey homes. In recent years, this has changed as blocks have shrunk, more families have opted to build up.
The average site area of new houses in the five largest capital cities fell 22%, from 602 to 467 square metres, between 2005–06 and 2019–20.
The right choice depends on your block, budget, energy use, family stage and long-term plans.
The decision to go with either single or double-storey homes is one that will have a major impact on you and your family’s lifestyle for decades.
To make that decision easier, we’ve laid out the pros and cons of both approaches in this article.
Factors to consider when choosing between single and double-storey homes:
1. Budget: Double-storey homes generally cost more per square metre to build, because of the staircase, extra structure and working at height. But total cost depends on your block and whether you are building fresh or partially rebuilding.
A two-storey home has a smaller footprint, so you may be able to buy a smaller, cheaper block, and on small or expensive land a double-storey can work out cheaper overall.
If you might want more space later, plan for it at the design stage and talk to us about designs that allow for it.
2. Energy costs:There’s no automatic winner. A single-storey home is simpler to insulate and to cool, since heat doesn’t collect on an upper level.
A double-storey home has a smaller roof and can be zoned, with living areas downstairs and bedrooms upstairs, though heat rises and upstairs is harder to cool in summer.
Orientation, insulation and glazing matter more than the number of levels, and new homes need to meet the minimum 7-star NatHERS rating under NCC 2022 in most states and territories.
3. Space utilization: Single-storey homes are more efficient in terms of functionality. As everything is on the same level, there is a flow to the layout. A staircase takes up some floor area, and a single-storey home doesn’t need one.
You can have higher ceilings, adding more natural light and openness to the living area. However, if most homes in the surrounding area have two levels, your home may miss out on some sunlight exposure as you would be overshadowed.
On the other hand, double-storey homes have more garden space, as less of the plot area is needed for construction. That means both a bigger lawn and backyard.
That gives you more room for a lawn, a pool or an entertaining area.
Double-storey homes can increase the number of rooms you can build. That means you can have an extra study, or a game room for the kids.
At the same time, everyone can have their own space and privacy with rooms on the upper floor. For family time, the downstairs can focus on providing more living space and open-plan kitchen.
Bigger backyards also mean more space for your kids or any pets to run around and play in.
4. Maintenance: A double-storey home has a smaller roof and less outside wall to look after, but gutters, upper windows and exterior painting need ladders or scaffolding, and there are two floors and a staircase to clean inside.
A single-storey home has a larger roof and more wall area, but everything is at ground level and easier to reach.
5. Your block: the shape and size of your land often decides the question. A narrow or small block may only fit the floor area you need if you build up, while a wide block suits a single-storey. If your block slopes, a split-level home may be worth considering.
Check any estate design guidelines or council rules on building height, setbacks and overshadowing before you settle on a plan.
6. Current life stage: This is simple enough: toddlers and staircases are not the greatest combinations. If you have a young family, single-story offers more safety.
With young children, most parents would prefer rooms that are close by, due to the need for frequent attention. It also makes it easier to have more precious cuddle time and to put them to bed.
Single-storey homes are step-free, which suits toddlers, older family members and anyone with mobility needs. If you choose two storeys, consider a downstairs bedroom and bathroom, or ask about designs that allow for a lift later, although that’s a significant expense.
Double-storey homes are most suited for families with slightly grown-up children, as the stairs are less likely to be a safety hazard.
You can then decide to have the master bedroom on either the top or bottom floor. This leaves the other for your tween/teens, giving everyone in the house a lot of personal space.
Ultimately, you not only have to think about your current family situation, but also how things might look in the future.
6. Street Level Noise: Upstairs bedrooms can sit further from street-level noise such as passing traffic. But noise also travels between floors in a double-storey home, and in a single-storey home you can place bedrooms at the back, away from the street.
How busy your street is matters more than the number of storeys.
7. Resale potential: It depends on the area. Some suburbs and buyer groups favour single-storey homes, while family-oriented areas often see double-storey as the norm.
Double-storey homes can appeal to families and investors who want more space and separation, and elevated views can add value where the geography suits. Check what’s selling in your suburb before you decide.
The final decision also depends most importantly on your vision of your dream house. Is it a sprawling Australian classic, or modern open-plan living?
The answer is unique for every family. We hope we’ve helped make it a little easier for you.
Single and Double Storey Homes in Canberra and NSW
At ABM , we love to tailor each offer to your needs and wants.
All our plans are customisable for both single and double-storey homes, including our Display Homes and House and Land packages, located across the best suburbs in NSW and Canberra.
We offer our services all over the ACT and NSW. To learn more about how you can extract the most out of your budget and live in functional luxury, get in touch with one of our experts today.
For more information, you can call us or email us. We’ll be with you ASAP!