Do I need a planning permit for a double-storey in Melbourne?

Almost always. Double-storey homes trigger Rescode standards B17 (side + rear setbacks), B18 (walls on boundaries), B19 (daylight to windows), B20 (north-facing windows), B21 (overshadowing) and B22 (overlooking) more frequently than single-storey. Even Rescode-compliant designs on residential zoning often still need a planning permit if the block sits inside a Neighbourhood Character Overlay.

Is single-storey cheaper per square metre?

Yes - typically 20-30% cheaper per m² than double-storey. Single-storey delivers around $2,200-$2,900/m² in metro Melbourne 2026; double-storey runs $2,800-$3,600/m². The premium reflects structural upgrades (beam-frame first floor), stairs, upper-level plumbing runs and more complex roof structure.

Which has better resale value in Melbourne?

Depends on the streetscape. On character streets where all homes are single-storey (many Bayside, Boroondara, Camberwell streets) a double-storey can actually reduce value because it sticks out. On streets where double-storey is common (inner + eastern middle-ring), double-storey adds significant value. Match the streetscape - it's the single best signal.

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Decision Guide

Single vs Double-Storey Homes in Melbourne

Which storey configuration wins on your block?

Double-storey delivers more house on the same land but triggers extra Rescode overshadowing rules and adds 20-35% to build cost. Single-storey is faster, simpler and more accessible - but consumes more land. Melbourne's site coverage limits often force the decision.

Single-Storey Home

Pros

$420,000-$720,000 typical Melbourne 3-4 bed metro
Faster to build (12-16 months typical)
Full accessibility on one level (aged-in-place friendly)
Lower structural cost - no beam-frame roof
Rarely triggers overlooking / overshadowing planning objections
Easier maintenance (accessible gutters, roof, exterior)
Simpler design decisions - one master plan

Cons

Consumes more site coverage - hits Rescode limit fast on tight lots
Less usable garden on small blocks
Rooms typically smaller for same total m²
Limited views (no upper-level outlook)
Locks in a specific footprint - harder to expand later
Less impressive resale-photo appeal on premium blocks

Best For

• Growth corridors with big blocks (Wyndham, Casey, Melton, Whittlesea)
• Older buyers planning aged-in-place
• Character streets where double-storey feels out of place
• Families wanting garden + play space
• Budget-conscious builds (20-35% cheaper than double)

Double-Storey Home

Pros

More house on the same block - 40-70% extra floor area
Frees up garden / entertaining area at ground level
Better views from upper level (especially Bayside, Boroondara)
Higher resale value uplift on premium Melbourne blocks
Fits Rescode site-coverage limits on smaller inner + middle blocks
Separation of sleeping + living zones
Presence + curb appeal on established streets

Cons

$620,000-$1,050,000 typical Melbourne 4-5 bed
16-22 months typical build time
Almost always needs a planning permit (overshadowing, overlooking)
20-35% higher cost per m² than single
Stairs limit accessibility for aged / mobility-limited
More expensive maintenance (upper gutters, roof, exterior)
Neighbour objections during planning are common

Best For

• Inner + middle-ring Melbourne with limited block size
• Families with older children wanting separated bedrooms
• Blocks with views to preserve
• Premium suburbs where double-storey is standard streetscape
• Investors maximising rentable area on tight lots

Melbourne 4-Bed Home Cost Comparison (2026)

Common Questions

Depends on Rescode. Most Melbourne residential zones cap site coverage at 60% and garden area at 25-35% (depending on lot size). If your block is under 350m², a single-storey home almost always maxes out the footprint - forcing double-storey to add more area. Check your local council planning-scheme + Rescode calc on VicPlan first.