Building a custom home is one of the most fulfilling experiences ever. You get to pick and choose every big and little detail and make the space truly feel like home. One question that comes up in almost every consultation is “should I build a bungalow or a two story home?” Each style has its own charm and depends on your need for accessibility, space, and your lifestyle. It also depends on your lot size, zoning restrictions, and how you plan to use the space long term. Let’s explore both options and help you make a choice!
9 differences between building custom Bungalow vs. Two Story Home:
Accessibility and Mobility
If you have elderly members at home, a bungalow layout is a better choice. They can move around with little to no help and feel independent. If you pick a two story home, you might need to install a stairlift or make other modifications down the road.
Space and Layout Options
You can build a larger home and more living space with a two story layout, especially if your lot size is limited. Of course, bungalows are more charming and timeless. You can build an open-concept layout to make the bungalow look bigger.
Privacy Levels
With bedrooms upstairs in a two story home, you enjoy more privacy, which is important if you have teens or host family and guests frequently. Bungalows, on the other hand, feel cozier and perfect for weekend family trips.
Energy Efficiency
Bungalows are more energy efficient than two story homes because you only have to heat one floor. Two if you have a basement. Two story homes also need insulation between floors to make temperature control efficient. Kingston winters do get very cold! Heating distribution also tends to be more consistent in single-level layouts.
Resale Value and Market Demand
Bungalows are rare nowadays and are prepared by a range of demographics from young families to retirees. They tend to have a higher resale value. Only growing families prefer two story homes but they are still quite popular in suburban and family-friendly neighborhoods.
Construction and Land Costs
Your land and foundation costs will be higher with a bungalow. Roofing might be lower too, but it’s subject to the house size. Bungalows also require a larger footprint, which can increase servicing and site work costs. However, we feel long-term accessibility of bungalows outweigh these one-time upfront costs.
Natural Light and Views
If you want to blend the outdoors and indoors, you have some amazing possibilities to explore with a bungalow. You can build an attached greenhouse that can be kept open during summers. Take a look at this Loughborough Lake project we just finished. We created an indoor-outdoor experience that makes you feel one with nature. We love how the backyard leads to the family’s private dock.
Two story homes need to be sturdier, so you can’t really create the same effect. Single-level layouts also allow for larger window spans and easier access to outdoor living spaces.
Maintenance and Cleaning
No stairs means fewer daily chores and future repairs. Families with young kids and pets will prefer a bungalow’s lower maintenance needs. In a two story home, you have extra chores like cleaning gutters, washing windows, and washing extra toilets.
Noise and Sound Control
Noise travels in a bungalow, unless you sound proof every single room and wall. While two story homes are better at privacy, sound still travels through vents and you’ll need to install proper sound buffers anyways.
Which layout, bungalow or two story, tends to hold value better over time in Ontario?
Resale value depends on location, lot size, and buyer demand, but layout still matters. Bungalows often attract a wider age range because they are easier to live in long term and harder to find in many markets. Two story homes still perform well, especially in family oriented neighbourhoods where buyers want more bedrooms and defined living zones.
| Factor | Bungalow | Two Story Home |
|---|---|---|
| Average Build Cost (Ontario) | $250 to $350 per sq. ft. | $220 to $320 per sq. ft. |
| Zoning Flexibility | More limited by lot coverage rules | More flexible with vertical design |
| Roofing Cost | Higher due to larger roof area | Lower due to smaller roof area |
| Land Usage | Requires a wider lot | Works well on smaller lots |
| Construction Complexity | Simpler structural design | More complex framing and stair layout |
| Timeline | 8 to 12 months | 10 to 14 months |
| Energy Efficiency | More efficient heating across one level | May require zoned heating for comfort |
| Maintenance Costs | Easier upkeep over time | More upkeep due to stairs and height |
| Resale Demand | High demand with limited supply | Consistent demand in family areas |
| Best For | Long term living, downsizers, accessibility | Growing families, privacy, tighter lots |
Do municipal zoning and footprint rules affect your choice?
Most people compare bungalows and two story homes based on layout or lifestyle. But zoning bylaws can affect what you’re allowed to build before you even think about design.
In Kingston and many nearby townships, zoning rules often restrict how much of your lot you can cover with the building’s footprint. This is called the “lot coverage” limit. Since bungalows use more horizontal space, you might hit that limit faster than with a two story layout.
For example, if your lot is 6,000 square feet and the local bylaw allows only 35% lot coverage, your main floor can’t exceed 2,100 square feet. You won’t be able to build 3 large bedrooms and a kitchen on the same floor with that little space. On the other hand, two story homes stack your space vertically, so you can get more square footage without exceeding coverage limits.
Is Cost-Per-Square-Foot the right way to make my choice?
Many homeowners ask, “Which one is cheaper to build per square foot?” but that number doesn’t tell the full story. Two story homes often come out cheaper per square foot on paper because your foundation and roof costs are spread across two floors. But that’s only part of the equation.
In reality, bungalows give you more usable square footage. You avoid staircases, second-floor mechanical systems, and complex framing. You can also build tall ceilings and minimize structural components to play with open layouts.
Stairs take up about 50 to 100 square feet, which is space you pay for but not really use. So while two story homes may cost slightly less per square foot, bungalows can often offer more function and comfort per dollar spent, especially if you have enough space on your lot. Your final choice should come down to how you plan to live in the space, not just the cost on paper.
Ready to build your dream home? Contact us today for a free consultation!
