Family 1 - suburban 4 bed, 2 bath

The dominant Melbourne floorplan. Around 200-250m² internal, 4 bedrooms clustered around a shared bath, a main bedroom with ensemble, an open-plan living/kitchen/dining flowing to alfresco. Fits 350-560m² blocks in Wyndham, Melton, Hume, Whittlesea and Casey.

• Base plan library: 30-60 versions across most Melbourne project builders
• Cost band: $2,300-$3,000 per m² fixed-price 2026
• Build duration: 12-16 months
• Best for: two-plus-child families staying long enough to justify the plan (7+ years)

Family 2 - downsizer 2-3 bed, 2 bath single storey

The under-served Melbourne floorplan. Around 140-180m² internal, single-storey, master + guest suites, generous open-plan zones, minimal circulation. Fits 300-450m² blocks in Cardinia, Casey South, Mornington and Bayside downsizer estates.

Difficult because most volume builders default to the family plan library. Downsizers usually engage a project builder or custom builder to get a right-sized plan.

• Base plan library: 10-20 versions across specialist downsizer estates
• Cost band: $2,500-$3,500 per m² fixed-price (proportionately more per m² than family)
• Build duration: 10-14 months
• Best for: 55-plus buyers, empty-nesters, mobility-conscious lifestyle

Family 3 - narrow lot infill 3-4 bed double storey

The middle-ring Melbourne KDR floorplan. Around 180-260m² internal on lots 200-350m². Living downstairs, bedrooms up, integrated garage on the ground floor. Fits Boroondara, Glen Eira, Stonnington, Yarra and Port Phillip infill KDR sites.

• Base plan library: primarily custom or boutique; small library from specialist infill builders
• Cost band: $3,000-$4,500 per m² fixed-price 2026
• Build duration: 14-20 months
• Best for: buyers prioritising suburb over land, established-suburb schools, tram access

Family 4 - dual living (main + DPU or secondary dwelling)

Two dwellings on one lot. Under Victorian planning law this can take three forms: a Dependent Persons Unit (DPU, granny flat exemption for a dependent relative, typically 60m²), a Secondary Dwelling (2023+ reform, up to 60m² with looser rules), or a formal Dual Occupancy (Clause 55 assessment, two full titles or Owners Corporation).

Which route depends on planning scheme, block size, and whether you want to rent one dwelling on the open market. DPU is dependent-only; Secondary Dwelling can be short-stay or long-stay; Dual Occupancy is full commercial letting.

• DPU - dependent relative only, temporary consent, no rental
• Secondary Dwelling - 2023 reform, permanent, letting allowed, size cap 60m²
• Dual Occupancy - full two-title, Clause 55 assessment, no size cap
• Cost band: $3,500-$5,500 per m² fixed-price on the second dwelling due to service split