With sloped blokes being so common across Brisbane, chances are you’ve either lived in, visited, or at least driven past a split level home. And here at BESA, we’ve seen first-hand how these homes can serve as a more practical and eco-friendly way to build on an unlevel site.
The right approach to a split level home can save you hundreds of thousands of dollars by taking advantage of your land, rather than trying to work against it. But how do you know if it’s the right fit for you? In this blog, we’ll give you all the facts to help you make an informed decision before beginning your build.
A split-level home is a type of house designed to work with sloping land, rather than against it, with living spaces staggered over multiple short flights of stairs. As expert sloping block builders, we have seen this style work well on sloping blocks found across Brisbane, as it reduces the need for big excavation jobs while making efficient use of smaller or irregular land sizes. Split level homes work best for:
But before you go ahead approving any plans, it’s important to know all the facts about split level homes. Here are a few things to think about before you start building.
Split level homes give Aussie homeowners a practical and unique solution to challenging blocks, but this multi-tiered design might not suit everyone’s lifestyle or needs.
The advantages of split level homes make them an appealing choice for many Brisbane homeowners:
But like any home design, there are always drawbacks that need to be carefully considered:
At BESA, our goal is always to design a split level home that lets you embrace your land’s natural contours instead of fighting them. This approach creates a visually interesting home and saves you money and headaches during construction and the years that follow.
Many homeowners want to level a sloping block to fit a conventional home design, but this choice can get pricey. As well as the excavation, you might need to budget for extensive retaining walls, complex draining solutions, or increased foundation requirements. The standard “cut and fill” method might look cheaper at first glance, but it often leads to expensive problems later on.
Smart designers see slopes as assets rather than problems. Once you understand your site’s unique characteristics, you can design a split level home that offers unique, functional living spaces while protecting the environment. Finding the right orientation can help you capture better views, more natural light, and improved airflow. Following your site’s natural features helps create a split level home that reduces building challenges and makes the most of your land’s character.
Your choice of split level configuration will shape how your home works and feels. Each design variant comes with its own set of advantages you should think over before finalising your build plans.
Side split homes break into two distinct sections: one with two storeys (the split side), and another with a single level. The split side usually has bedrooms upstairs with a basement or garage below. The single-level section holds the kitchen and main living areas. This setup creates a striking exterior where you can see all three levels from the street.
Back split homes show a one-storey face at the front but hide a multi-level extension at the back. These homes look like single-level houses from the street, but the back section might have two or three extra levels. This design works best on blocks that slope away from the street, giving families plenty of room while keeping a modest street view.
Stacked split homes are the most complicated option, with four or five levels linked by short staircases. These homes make the most of vertical space, which suits dense urban areas where land comes at a premium.
Standard split homes put the entryway on the main floor along with living room, dining room, and kitchen. Short stairs lead to bedrooms above and a finished basement below. This three-level design keeps public and private spaces nicely separated.
Brisbane homeowners need to balance current needs with future flexibility when choosing their split level design. Team up with builders who know Brisbane’s unique conditions who can help you create a design that works practically and meets local council rules for sloping blocks.
Split-level home designs create unique opportunities, but they also bring specific challenges you need to address early in planning.
A tiered design creates plenty of chances for natural light. Windows placed at different levels can bring sunlight deep into spaces that stay dark in regular homes. These levels create bright, welcoming interiors that work great for airflow too. Air moves freely between different floor levels because of their staggered arrangement. This natural cooling helps make indoor spaces more comfortable over hot Brisbane summers
Split-level homes excel at capturing scenic views where each room sits at a different height to get the best outlook. Brisbane homeowners can put living areas up high for city views while keeping bedrooms lower for privacy. Homes built on slopes can keep both sunlight and views by following the land’s shape, removing the need for big retaining walls that block light and views.
Water management is vital for split-level homes, especially on sloping land. Poor planning lets water collect near foundations or leak underneath, which can cause big problems over time. Brisbane council rules set stormwater needs based on building size and land slope. You might need rain tanks, detention pits, rain gardens, or trenches to handle water flow.
Future changes are difficult with a split level home. Load-bearing walls often support multiple levels, which limits open-plan changes later. Adding space later can be tricky in split-level homes. Each level’s purpose usually stays fixed after construction, which makes big layout changes very complex.
Your split level home should adapt to your changing needs over time. A well-planned design goes beyond your current priorities. The home must remain comfortable and functional as your lifestyle changes through different life stages.
Split-level homes can pose accessibility issues. Many stairs make it hard for older people, those with disabilities, and young kids to move around on their own. Some simple changes to the design can help future proof your home. Bigger entryways with ramps, stair lights and strong handrails, or even elevators can improve accessibility.
But even with changes, these homes remain harder to move around in than single-level designs. Families with mobility issues or those planning for their senior years should think hard about whether this design fits their future needs.
Split level homes shine when it comes to energy efficiency. Each level has less floor area than regular two-storey designs, making heating and cooling specific sections easier. More natural light also improves energy performance, with staggered floors creating opportunities for windows that light up interior spaces.
Split level designs stand out because they adapt so well to changing family needs. Separate spaces can serve new purposes without major structural changes. Lower entertainment areas might become guest suites, or even rental units once the kids move out. Natural boundaries in the home help multi-generational households stay connected while maintaining their privacy.
Additionally, modern smart home tech can be customised for each level, keeping everyone comfortable and improving energy efficiency. A split level home stays functional for decades when you think about accessibility, energy performance, and adaptability early.
People often think split level homes cost more money, but they can be a more affordable option overall. You’ll usually pay more upfront for planning, since these designs need to be customised to your land. But keep in mind that forcing a flat design onto a sloping site can cost homeowners hundreds of thousands of dollars more than they budgeted due to the major excavations required.
Your costs drop significantly by working with the natural landscape instead of fighting it. Split level homes don’t need the extensive excavation that flat foundations require. So while exact prices change based on slope severity, size, layout and finishes, you could save enough on earthworks to cover the extra design costs.
Brisbane homeowners might benefit even more from this approach. Sloped blocks generally cost less than flat ones, which saves money right from the start. Our team works with you to find the best design solution that works with your budget.
Split level homes are a practical and visually appealing choice that works well with Brisbane’s challenging landscape, but they’re not without their challenges. The best results happen when you work with builders who know Brisbane’s conditions. At BESA, we help you get it right. As Brisbane’s custom home building specialists, we’ll help you create spaces that fit naturally with the surroundings and serve your family’s needs into the future.
Want to see how a split level home could work on your Brisbane property? Get in touch with BESA to bring your dream design to life.