How many storeys can a townhouse have?

It depends on local planning rules. Victoria's Townhouse and Low-Rise Code applies to developments up to and including three storeys. Other states set height limits through local planning schemes. The ABS groups townhouses as one storey or two or more storeys, so national data does not separate two from three.

What is a tandem garage?

A tandem garage fits two cars one behind the other instead of side by side. It needs a narrower frontage than a side-by-side double garage, but the car at the back can only leave once the front car has moved. Councils set parking requirements, so check what the project was approved to provide.

Do townhouses have open plan living?

Many plans combine kitchen, dining and living in one space, but not all. Check the plan for walls, the position of stairs and where the kitchen sits. A sales plan shows the design intent, and the contract specifications show what is included.

What ceiling height should a townhouse have?

The National Construction Code sets a minimum of 2.4 metres in a habitable room, and its wording excludes kitchens from that figure. Many projects advertise higher ceilings on some levels, so ask for the stated height of each floor and compare it with the code minimum.

Do townhouses have a bedroom on the ground floor?

Some do, many do not. It depends on the plan. If a ground-floor bedroom matters, ask for the floor plan of each type in the project and check whether there is a bathroom or toilet on that level, along with the ceiling height and the window.

What are the common townhouse floor plans and layouts?

Most townhouse plans follow a handful of patterns: a two-storey plan with living areas downstairs and bedrooms upstairs, a three-storey plan stacked above a garage, and a single-level plan of the kind NSW guidance calls a villa. Garage type, stairs and outdoor space then shape how each plan feels in daily use. For scale, the ABS average floor area for new townhouses was 156.9 square metres in 2018-19, and individual plans vary widely. The data and rules below were checked in October 2026.

Checked October 2026. Rules, rates and prices change, so confirm anything that matters with the source linked below.

The common layouts

Two storeys. The most familiar pattern puts the entry, kitchen, dining and living areas on the ground floor, often opening to a courtyard or small yard, with bedrooms and bathrooms upstairs. Everything shared sits together and sleeping areas are separated, at the cost of a staircase between them. The ABS Census category groups homes of two or more storeys together, so it does not separate two from three.

Three storeys. When a lot is narrow, a plan tends to go up rather than out. A common arrangement has a garage and entry at ground level, living areas on the middle floor and bedrooms on the top, sometimes with a rooftop terrace. Victoria's Townhouse and Low-Rise Code covers developments of up to and including three storeys. Three levels add stairs but can leave more of the lot free for outdoor space.

Single storey. NSW's Low Rise Housing Diversity Design Guide calls single storey forms of multi dwelling housing villas and two storey forms townhouses. A single-level plan avoids internal stairs but has a larger footprint for the same floor area, so it usually takes more of the lot. The guide to villa vs townhouse goes through the trade-offs.

Living upstairs. Some plans reverse the usual order and put the kitchen and living area on an upper level, with bedrooms below. The aim is usually light and outlook, particularly where neighbours are close. Check how the plan connects to outdoor space, because a courtyard at ground level is then separated from the kitchen.

Browse new townhouses

See the townhouse developments selling now, with bedrooms, prices and completion dates, city by city.

Garages and parking

Parking arrangements shape a plan as much as the rooms do:

Side-by-side double garage: two cars in a row across the front, which needs a wider frontage.
Tandem garage: two cars one behind the other, which suits a narrower lot but means one car blocks the other.
Single garage plus a visitor or driveway space: leaves more room for living areas on the ground floor.
Rear lane access: the garage sits at the back, so the front of the home can face the street or a park.

Planning rules for parking and garage design are set locally and differ between councils and states, so a layout that works on one site may not be permitted on another. The council or the project's planning permit shows the rules that applied to the design.

Ground-floor bedrooms and other flexible spaces

Some plans include a study, bedroom or media room at ground level. These can suit guests, a home office or someone who wants to avoid stairs, but check the detail: whether there is a toilet and shower on that floor, whether the room has a window and whether the space doubles as the entry or garage corridor. The NCC sets a minimum ceiling height of 2.4 metres in a habitable room (its wording excludes kitchens from that figure), so it is worth asking for the stated ceiling height on each level.

Reading a plan

What the area includes. The ABS measures floor area to the outside of the exterior walls, includes attachments and excludes unenclosed verandahs and carports. Builders and agents may quote other figures, so ask whether a number includes the garage, alfresco, balcony, porch and stairs.
Outdoor space against the minimums. Victoria's code sets private open space at 25 square metres at ground level for each dwelling. Western Australia's Residential Design Codes ask for an outdoor living area with a minimum length and width dimension of 4 metres for grouped dwellings under Part B, with at least two-thirds of the required area uncovered. Compare the plan with what the local rules require.
Orientation. Your Home recommends living areas facing north in most of Australia, with eaves to shade summer sun. Check which way the plan faces, and whether neighbours overshadow it.
Storage and services. Look for linen cupboards, a laundry location, a robe in every bedroom and storage under the stairs, since small plans can lose these.
Noise. Check which rooms sit against the shared wall. Bedrooms next to a neighbour's living room, or a stair against a party wall, affect how the plan lives.

Which layouts suit which households

Layout	Often weighed by	The trade-off
Two storey, living downstairs	Households that want kitchen, living and yard together	Stairs to bedrooms
Three storey over garage	Buyers on narrower lots or near transport	More stairs, smaller footprint
Single storey	Those who want to avoid stairs	More land per home
Living upstairs	Those who want light and outlook	Separated from the yard
Ground-floor bedroom or study	Guests, home offices, limited mobility	Smaller living area downstairs

The guide to visiting townhouse display homes covers what to check on site, and the size guide covers areas in more detail.

Common questions

How many storeys can a townhouse have?: It depends on local planning rules. Victoria's Townhouse and Low-Rise Code applies to developments up to and including three storeys. Other states set height limits through local planning schemes. The ABS groups townhouses as one storey or two or more storeys, so national data does not separate two from three.
What is a tandem garage?: A tandem garage fits two cars one behind the other instead of side by side. It needs a narrower frontage than a side-by-side double garage, but the car at the back can only leave once the front car has moved. Councils set parking requirements, so check what the project was approved to provide.
Do townhouses have open plan living?: Many plans combine kitchen, dining and living in one space, but not all. Check the plan for walls, the position of stairs and where the kitchen sits. A sales plan shows the design intent, and the contract specifications show what is included.
What ceiling height should a townhouse have?: The National Construction Code sets a minimum of 2.4 metres in a habitable room, and its wording excludes kitchens from that figure. Many projects advertise higher ceilings on some levels, so ask for the stated height of each floor and compare it with the code minimum.
Do townhouses have a bedroom on the ground floor?: Some do, many do not. It depends on the plan. If a ground-floor bedroom matters, ask for the floor plan of each type in the project and check whether there is a bathroom or toilet on that level, along with the ceiling height and the window.

Keep reading

Sources

This is general information, not financial, tax or legal advice. Get advice that suits your situation before you buy.