For many Melbourne buyers, the townhouse market sits in the sweet spot between apartment living and a freestanding home. You get more space, better privacy, and often a smaller maintenance burden without the price tag of a large suburban block.
Still, one question comes up on almost every townhouse project we discuss with clients: should you build or buy single storey or double storey?
After more than 35 years working across Melbourne’s Bayside and inner suburbs, we’ve seen both layouts work brilliantly in the right setting. We’ve also seen buyers regret choosing the wrong design for their block, family situation, or long-term plans. A townhouse might look perfect on inspection day, but if the layout fights against your daily routine, the honeymoon can wear off quickly.
The truth is simple. There is no one-size-fits-all answer. The right choice depends on your land, budget, lifestyle, and future plans.
Why This Choice Matters Before You Buy or Build
A townhouse is more than a floorplan on paper. It shapes how you live every day.
The number of levels affects:
- Construction costs
- Heating and cooling bills
- Accessibility
- Yard size
- Privacy
- Resale value
- Long-term maintenance
In Melbourne, block sizes are shrinking while land prices continue climbing. That pressure has pushed many developers and buyers towards double storey designs. Yet single-storey villas still hold strong appeal, especially for downsizers and families planning to stay put long term.
As we often tell clients during early planning meetings, “You can change paint colours later. You cannot change stairs.”
Single Storey Townhouses: Why Villas Still Win for Easy Living
Single-storey townhouses remain popular for one big reason: life feels simpler on one level.
Everything is connected. There are no stairs breaking up the flow of the home. You move naturally between living areas, bedrooms, courtyards, and outdoor spaces.
No Stairs Makes Daily Living Easier
For young families, this matters more than people expect.
Parents carrying sleeping toddlers upstairs every night quickly learn that stairs can become hard yakka. The same goes for older residents dealing with sore knees or reduced mobility.
We recently worked with a downsizing couple in Bentleigh East who sold their double-storey family home after realising they barely used the upstairs area anymore. Their new single-level townhouse gave them:
- Wider hallways
- Easy outdoor access
- Safer movement at night
- Lower maintenance
- Space for future ageing in place
They told us six months after moving in that the home simply felt “easier to live in”.
Better Indoor-Outdoor Connection
Single-storey homes often create stronger links between indoor living and outdoor entertaining.
Open-plan kitchens and living rooms can flow directly into:
- Courtyards
- Decks
- Alfresco areas
- Small gardens
This works particularly well in Melbourne suburbs where outdoor entertaining plays a big role in family life during spring and summer.
In Bayside areas like Hampton and Beaumaris, many buyers prioritise seamless outdoor access over extra internal floor area.
Double Storey Townhouses: Why Building Up Makes Sense on Smaller Blocks
Double-storey townhouses solve one major problem: land size.
As Melbourne blocks become narrower and more expensive, building upward allows buyers to fit more living space onto smaller sites.
More Living Space Without Buying More Land
A double-storey design reduces the building footprint while increasing internal floor area.
That means you can often keep:
- Larger courtyards
- Better landscaping
- Outdoor entertaining zones
- Extra parking space
On compact blocks across Cheltenham, Carnegie, and Glen Iris, this can make a dramatic difference.
We worked on a townhouse development where the original single-storey concept left almost no usable backyard space. Switching to a double-storey layout opened enough room for proper outdoor entertaining areas without sacrificing bedroom numbers.
Sometimes building up is simply the only practical option.
Better Privacy for Families
One of the biggest advantages of double-storey living is zoning.
Living areas downstairs and bedrooms upstairs create natural separation between:
- Parents and teenagers
- Quiet and social spaces
- Guests and family areas
- Work and relaxation
Many families appreciate this division once children grow older.
A client in Malvern described it perfectly during handover: “We finally have space where everyone can disappear for a while.”
That separation can make daily family life feel calmer and more organised.
Cost Comparison: What Buyers Pay Upfront
The biggest financial difference between single and double-storey homes comes during construction.
Double-storey townhouses almost always cost more per square metre to build.
Why Double Storey Construction Costs More
Building upward introduces extra structural and labour requirements.
Typical additional costs include:
- Staircases and balustrades
- Engineered upper floor systems
- Structural steel supports
- Scaffolding
- More complex plumbing and electrical work
- Additional safety requirements
In Melbourne, double-storey homes often cost between 10% and 30% more per square metre compared to single-level homes of similar quality.
The exact figure depends on:
- Site slope
- Design complexity
- Soil conditions
- Material selections
- Council requirements
Why Single Storey Homes Are Often Faster to Build
Single-level construction tends to move faster because trades have easier site access.
A typical townhouse timeline may look like this:
| Build Type | Typical Timeline |
| Single Storey Townhouse | 36–44 weeks |
| Double Storey Townhouse | 44–56 weeks |
Weather delays also affect double-storey builds more heavily. Melbourne’s unpredictable rain and wind can slow upper-level framing and roofing works significantly.
Land Value Changes the Financial Equation
While double-storey homes cost more to build, they can save money elsewhere.
Land is often the biggest expense in Melbourne property.
Smaller Blocks Often Favour Double Storey Designs
On expensive inner and middle-ring suburban sites, buyers may save substantially by purchasing a smaller block and building upward.
This approach works particularly well in:
- Bentleigh
- Elsternwick
- Caulfield
- Camberwell
- Glen Iris
In many of these suburbs, planning overlays and land prices make efficient site use essential.
A narrow 300-square-metre block may comfortably support a double-storey townhouse but struggle to fit a spacious single-storey design.
Wider Blocks Suit Single Storey Layouts Better
Single-storey homes generally perform best on:
- Wider sites
- Corner blocks
- Flat land
- Larger suburban lots
These sites allow better natural light, cross-ventilation, and room for outdoor areas without squeezing the layout.
Liveability: What Daily Life Actually Feels Like
This is where personal lifestyle matters more than numbers.
Single Storey Living Checklist
Single-storey homes often suit buyers who value:
- Easy movement
- Simpler cleaning
- Lower maintenance
- Better accessibility
- Safer movement for children and older residents
- Strong indoor-outdoor connection
They also reduce noise transfer between levels.
You do not hear footsteps overhead late at night. That alone can be worth its weight in gold for some buyers.
Double Storey Living Checklist
Double-storey homes often suit buyers wanting:
- More privacy
- Larger internal floor areas
- Better zoning
- Extra backyard space
- Elevated views
- Strong street presence
Upper levels can also capture more natural light and cooling breezes, particularly in Bayside locations.
Energy Efficiency and Melbourne Weather
Melbourne weather keeps homeowners on their toes. Four seasons in one day is not just a saying here.
Single Storey Homes Are Easier to Heat and Cool
Single-level homes typically maintain more even temperatures.
Heating and cooling systems:
- Work more efficiently
- Cost less to run
- Require simpler zoning
This can lower long-term energy bills.
Double Storey Homes Need Smarter Climate Control
Hot air rises. That reality affects every two-storey home.
Without proper insulation and zoning, upstairs bedrooms can become noticeably warmer during summer.
Good townhouse design should include:
- Double glazing
- Ceiling insulation
- Zoned heating and cooling
- External shading
- Cross-ventilation
These features matter even more under current Victorian energy efficiency standards and NCC requirements.
Maintenance: The Hidden Cost Many Buyers Forget
Maintenance rarely excites buyers during inspections. It becomes important later.
Single Storey Homes Are Easier to Maintain
Tasks such as:
- Gutter cleaning
- Roof inspections
- Exterior painting
- Window cleaning
…are generally easier and cheaper on single-level homes.
You avoid height access equipment and reduce safety risks.
Double Storey Homes Need More Ongoing Access Work
Higher walls and roofing increase maintenance complexity.
Over time, this can lead to:
- Higher labour costs
- Scaffold hire
- More specialised trades
- Longer repair timelines
It is not a deal breaker, but buyers should budget for it.
Resale Value: Which Townhouse Performs Better?
Both styles attract strong demand, but from different buyer groups.
Single Storey Homes Appeal to a Broad Buyer Pool
Single-level townhouses attract:
- Downsizers
- Retirees
- First-home buyers
- Investors
Accessibility gives them strong long-term market appeal.
Double Storey Homes Often Deliver Stronger Street Presence
In premium suburbs, double-storey townhouses can command higher resale prices because they:
- Look larger
- Offer more bedrooms
- Create stronger visual impact
- Maximise land use
In many Melbourne infill developments, buyers now expect multi-level living as standard.
Which Townhouse Style Is Right for You?
Choose single storey if you:
- Want long-term accessibility
- Prefer simpler maintenance
- Have a wider block
- Value indoor-outdoor flow
- Plan to age in place
Choose double storey if you:
- Need more space on a compact site
- Want better privacy between living zones
- Need more backyard space
- Are building in a high land-value suburb
- Want stronger street presence
The best townhouse is not the biggest one or the cheapest one. It is the one that fits your lifestyle five, ten, and fifteen years from now.
We have seen buyers fall in love with impressive double-storey designs only to realise later that stairs no longer suit their family. We have also seen clients dismiss double-storey layouts before discovering how much extra outdoor space they gained on a compact block.
Good townhouse design always starts with honest conversations about how people actually live.
At MJS Construction Group, we approach every townhouse project that way. After more than three decades building across Melbourne, one thing remains true: smart design decisions made early save stress, money, and compromises later.
