Your 3 Storey Narrow Block Custom Home Specialist

Building Futures on Brisbane's 10-Metre Lots – Why The Markon Group is South-East Queensland's Trusted Narrow Lot and Three Storey Custom Home Expert

There's a quiet revolution happening across Brisbane's established suburbs. From Mitchelton to Kedron, Paddington to Everton Park, Gaythorne to Grange – and right across the southside too – homeowners and investors are discovering the untapped potential hiding in plain sight: those classic 20-metre-wide Brisbane blocks that can be transformed into two separate 10-metre lots, each capable of holding a stunning, fully customised three storey home.

If you've been researching narrow lot homes, splitter blocks, or three storey builds in Brisbane, you've probably already discovered that not every builder is willing – or able – to take on these projects. The truth is, narrow lot and three storey construction requires a particular set of skills, experience, and problem-solving ability that many builders simply don't have. That's exactly where The Markon Group comes in.

We're not just another builder who happens to do the occasional narrow lot project. We are Brisbane's narrow lot and three storey custom home specialists – and in this blog, we're going to explain exactly what that means for you, your block, and your future home.

What Exactly is a Narrow Lot?

Before we dive into the details, let's make sure we're all on the same page about what a "narrow lot" actually is.

In Queensland, a narrow lot is generally considered to be a block of land that is 10 metres wide or less. These blocks are sometimes called "splitter blocks" because they often result from subdividing a larger, traditional Brisbane block into two separate titles.

If you've spent any time driving through Brisbane's inner and middle-ring suburbs, you'll have noticed the classic Queensland housing pattern: older homes sitting on generous 800 to 1,000 square metre blocks, typically measuring around 20 metres wide by 40 metres deep. These blocks were standard when Brisbane was growing in the mid-20th century, and many of them still have the original post-war or 1960s homes sitting on them today.

Here's where it gets interesting. Under current Brisbane City Council planning rules, many of these larger blocks can be subdivided into two separate 10-metre-wide lots. This creates what we call "splitter blocks" – and it's opened up a whole new world of opportunity for homeowners, investors, and families looking to build in established suburbs close to the city.

The Brisbane Splitter Block Opportunity

The appeal of splitter blocks is easy to understand. Brisbane's inner suburbs – places like Mitchelton, Gaythorne, Kedron, Everton Park, Grange, Paddington, and many others – are highly desirable places to live. They're close to the city, well-serviced by public transport, and full of established trees, parks, schools, and amenities. The problem? Land in these suburbs is expensive, and finding a vacant block is almost impossible.

Splitter blocks solve this problem. By purchasing an older home on a large block, knocking it down, and subdividing the land, you can create two separate building sites in a suburb where vacant land simply doesn't exist. You can then build two brand-new custom three storey homes – one to live in and one to sell, two to sell, or two to rent. The possibilities are significant.

But here's the catch: building a three storey home on a 10-metre-wide block is not the same as building on a traditional suburban lot. It requires a completely different approach to design, construction, and project management. And that's where many builders fall short.

Why Most Builders Won't Touch Three Storey Narrow Lots

Let's be honest: three storey narrow lot construction is harder than building on a standard block. There are logistical challenges, design constraints, and construction complexities that simply don't exist on wider sites or single storey builds. Here are just a few of the issues that make three storey narrow lot builds more demanding:

Site Access and Logistics

On a 10-metre-wide block, there's very little room to move. Deliveries, crane lifts, scaffolding, and worker access all become more complicated. You're often working right up against boundary fences, which means you need to carefully manage relationships with neighbours and ensure that every aspect of the build is planned down to the last detail. When you're building three storeys high, these logistical challenges multiply significantly.

Scaffolding and Three Storey Construction

When you're building a three storey home on a narrow lot, scaffolding becomes a significant challenge. There's limited space to set up scaffolding on the sides of the building, and you need to think carefully about how tradespeople will access upper levels safely and efficiently. Three storey builds require more extensive scaffolding systems, longer installation times, and more complex safety management. This requires experience and careful planning – something that builders who only occasionally do narrow lot or multi-storey work often struggle with.

Neighbour Interface

Three storey narrow lot builds mean building close to existing homes on either side – and building significantly higher than those neighbouring properties in many cases. This creates challenges around privacy, overlooking, noise during construction, and ensuring that the new home doesn't negatively impact the neighbours' amenity. Experienced three storey narrow lot builders know how to navigate these issues and maintain good relationships with everyone involved.

Council Requirements and Height Restrictions

Brisbane City Council has specific rules about building heights, setbacks, and site coverage that apply to narrow lots. Understanding these rules – and knowing how to design a three storey home within them while still achieving a great outcome – is essential. We know how to work within these parameters and, where appropriate, how to achieve maximum height through clever design solutions.

Structural Complexity

Three storey homes require more sophisticated structural engineering than single or two storey builds. The loads are greater, the wind forces are higher, and the foundations need to be designed accordingly. On a narrow lot, where space is already constrained, integrating these structural requirements into an efficient and attractive design requires genuine expertise.

Design Complexity

Designing a three storey home for a narrow lot is fundamentally different from designing for a standard block. You need to think vertically, maximise natural light across three levels, create functional circulation between floors, design outdoor spaces in limited areas, and ensure that the home feels spacious and comfortable despite its narrower dimensions and greater height. This requires genuine design expertise and a deep understanding of how people actually live in their homes.

Because of all these challenges, many builders simply choose not to do three storey narrow lot work. They stick to standard suburban blocks and single storey homes where the logistics are simpler and the margins are more predictable. Other builders will take on narrow lot projects but limit themselves to two storeys, or offer very limited customisation – essentially forcing you to choose from a small range of pre-designed plans that may or may not suit your block, your lifestyle, or your vision.

At The Markon Group, we've taken a different approach. We've embraced three storey narrow lot construction as a core part of our business, invested in developing the expertise and systems needed to do it well, and built a reputation as Brisbane's go-to specialists for custom three storey homes on narrow blocks.

The Markon Group: Brisbane's Three Storey Narrow Lot Specialists

When we say we're specialists, we mean it. This isn't a marketing claim – it's a reflection of the work we do every day.

Right now, we have five or six narrow lot projects actively under construction, with another four to six in the pipeline ready to commence. Many of these are three storey builds. These projects span suburbs across Brisbane's north and south, from Mitchelton and Kedron to Everton Park and beyond. We're not dabbling in three storey narrow lot construction; we're deeply immersed in it.

This volume of work matters because it means we've developed genuine expertise. We've encountered and solved the problems that come with three storey narrow lot builds. We've refined our processes, built relationships with trades who understand the unique requirements of these projects, and developed design approaches that maximise the potential of every narrow block we work on.

Our Director, Mark Uzzell, has over 30 years of hands-on experience in custom home building across NSW and Queensland. He personally assesses every narrow lot project we take on, visiting the site, reviewing the constraints and opportunities, and developing preliminary concepts that are tailored to the specific block and the client's needs. This isn't a cookie-cutter approach – it's genuine custom home building, applied to the unique challenges of three storey narrow lot construction.

Three Storey Living: Maximising Your Narrow Block

Why build three storeys on a narrow lot? The answer is simple: it's the smartest way to maximise your living space when your block width is limited.

On a 10-metre-wide block, your building footprint is constrained. You can only spread so far sideways. But you can build up – and that's where three storey design comes into its own.

A well-designed three storey home on a narrow lot can deliver the same living space as a sprawling single storey home on a much larger block. But it does so with a smaller footprint, leaving more room for outdoor living, gardens, and landscaping. It's an efficient, intelligent approach to making the most of valuable inner-suburban land.

Three storey living also offers lifestyle benefits that single storey homes simply can't match:

Separation of Spaces

With three levels, you can create genuine separation between different areas of your home. A typical layout might include garaging, a laundry, and a multipurpose room on the ground floor; open-plan living, dining, and kitchen on the first floor; and bedrooms on the second floor. This vertical separation means that noise from living areas doesn't disturb sleeping areas, and different family members can have their own space when they need it.

Capturing Views and Breezes

In Brisbane's inner suburbs, a three storey home often rises above neighbouring properties, capturing views and breezes that simply aren't available at ground level. Your upper-level living areas can enjoy outlooks across the suburb, while elevated outdoor spaces catch cooling breezes that make Brisbane's climate so enjoyable.

Natural Light

Three storey homes can be designed to flood with natural light. With windows on multiple levels and the opportunity for voids and light wells, a well-designed three storey home can feel bright and airy throughout – even on a narrow block where side windows may be limited.

Outdoor Living at Height

Balconies and terraces on upper levels provide outdoor living spaces that feel private and elevated, even in a dense suburban setting. These spaces become extensions of your living areas, perfect for morning coffee, evening drinks, or simply enjoying the Queensland climate.

Two Storey with Undercroft: The Three Storey Alternative

In some Brisbane suburbs, council height restrictions mean that a true three storey home isn't permitted. But here's where experience and creativity come into play. In many cases, we can achieve the functional equivalent of a three storey home by incorporating an undercroft level.

An undercroft is essentially a lower level that's partially below ground level. By excavating into the site, we can create a ground floor level that sits below the natural ground line, with two full storeys of living space above. From the street, the home appears as a three storey building, but technically it's classified as a two storey home with an undercroft – which often allows it to comply with height restrictions that would otherwise prevent a true three storey build.

The undercroft level is incredibly useful. It's the perfect location for garaging – keeping cars off the street and freeing up the upper levels for living space. But it can also accommodate a laundry, storage rooms, a home gym, a workshop, or even additional living areas depending on the design and the site conditions.

Not every site is suitable for an undercroft design. If there's rock close to the surface, excavation may be cost-prohibitive. If the water table is high, there may be drainage challenges to consider. But with our experience across dozens of narrow lot projects, we can quickly assess whether an undercroft is viable for your site and advise you on the best approach to achieving three levels of living.

Custom Design for Every Block

Here's something that sets The Markon Group apart from other builders who work on narrow lots: we don't believe in one-size-fits-all solutions.

Some builders who do narrow lot work will offer you a limited range of pre-designed plans. You pick the one that's closest to what you want, make a few minor modifications, and that's your home. It's efficient for the builder, but it often results in homes that don't truly suit the block they're built on or the lifestyle of the people who'll live in them. And when it comes to three storey builds, these limitations become even more pronounced.

We take a completely different approach. Every three storey narrow lot project we undertake starts with a thorough assessment of the specific block. We look at:

• Orientation: Where does the sun rise and set relative to the block? How can we position living areas across three levels to capture natural light and warmth in winter while providing shade and cooling in summer?
• Prevailing Winds: Brisbane's climate means that capturing natural breezes is essential for comfort. We assess wind patterns and design homes that maximise natural ventilation – particularly important when you have three levels to consider.
• Views and Outlook: With a three storey home, you have the opportunity to capture views that simply aren't available at ground level. We identify these opportunities and design homes that take advantage of them, positioning key living spaces and outdoor areas to maximise the outlook.
• Privacy: With neighbours close by on narrow lots, and with your home rising above neighbouring properties, privacy is a key consideration. We carefully position windows, outdoor spaces, and living areas to maximise privacy for both you and your neighbours.
• Site Constraints: Every block has its own constraints – slopes, easements, setback requirements, existing trees, and more. We work within these constraints to achieve the best possible three storey outcome.
• Your Lifestyle: Most importantly, we design around how you actually live. How does your family use space? Do you need a home office? Do you entertain frequently? Do you have children who need play areas? Do you value indoor-outdoor connection? How do you want to move between levels? We ask these questions and design three storey homes that genuinely fit your life.

This custom approach takes more time and effort than simply offering a catalogue of standard plans. But it results in homes that are genuinely tailored to their sites and their owners – homes that feel right from the moment you walk in the door.

The Splitter Block Process: From Purchase to Completion

If you're considering purchasing a larger block with the intention of subdividing and building two three storey narrow lot homes, you might be wondering how the process works. Here's a general overview of the journey:

Site Assessment and Feasibility

Before you purchase a property, it's worth having a conversation with us about its potential. We can review the block, assess the planning rules that apply, and give you a preliminary view on what might be achievable – including whether three storey construction is permitted and what height you can realistically achieve. This helps you make an informed decision about whether to proceed with the purchase.

Subdivision

Once you own the property, the existing house (if there is one) needs to be demolished and the land subdivided into two separate titles. This involves surveying, lodging a subdivision application with council, and meeting various requirements around services, access, and infrastructure. We can guide you through this process and connect you with the right professionals to get it done efficiently.

Design and Documentation

With two separate lots created, we can begin the design process for your new three storey homes. This involves working with you to understand your needs, developing concept designs, refining those designs based on your feedback, and then preparing the detailed documentation needed for building approval and construction. Three storey homes require more extensive documentation, including detailed structural engineering, and we manage this entire process for you.

Pricing and Selections

We provide transparent, detailed pricing that clearly sets out what's included in your build. We guide you through the selections process – choosing finishes, fixtures, and fittings across all three levels – without overwhelming you with endless options. Our goal is to make this process enjoyable rather than stressful.

Construction

With approvals in place and selections finalised, construction begins. We manage the build from start to finish, keeping you informed at every stage and ensuring that quality is maintained throughout. Our experience with three storey narrow lot construction means we're well-prepared for the logistical challenges these sites present – from scaffolding and crane access to managing the extended build timeline that comes with multi-storey construction.

Handover

When construction is complete, we conduct thorough quality checks and walk you through your new three storey home, explaining how everything works and ensuring you're completely satisfied. We provide all the documentation, warranties, and information you need, including QBCC home warranty insurance.

Why Experience Matters on Three Storey Narrow Lots

We've mentioned experience several times in this blog, and there's a reason for that. On three storey narrow lot projects, experience isn't just nice to have – it's essential.

Every three storey narrow lot presents its own unique challenges. Maybe the block slopes steeply from front to back. Maybe there's a large tree on the boundary that needs to be retained. Maybe the neighbours have concerns about overlooking from your upper levels. Maybe the soil conditions are unusual. Maybe access for construction vehicles and cranes is extremely tight.

Builders who only occasionally work on three storey narrow lots often encounter these challenges for the first time and have to figure out solutions on the fly. That leads to delays, cost overruns, and sometimes compromised outcomes.

At The Markon Group, we've seen it all. We've built three storey homes on blocks that slope dramatically. We've worked around significant trees. We've navigated complex neighbour relationships. We've dealt with challenging soil conditions. We've managed construction on sites where there's barely room to turn around – and we've done it while building three storeys high.

This experience means we can anticipate problems before they occur, plan for contingencies, and deliver projects smoothly even when challenges arise. It also means we can give you realistic advice upfront about what's achievable on your specific block, what it's likely to cost, and what timeframe you can expect for a three storey build.

Designing for Queensland Conditions

Every home we build is designed for Queensland's unique climate and conditions. This is particularly important on three storey narrow lots, where getting the design right is essential for comfort and liveability across all levels.

All our homes are designed and rated to current NatHERS energy-efficiency standards. We use white COLORBOND® roofs to support thermal performance in Queensland's warm climate. We predominantly use BlueScope TRUECORE® steel framing, which provides strength, durability, and termite resistance – particularly important in three storey construction where structural integrity is paramount. We incorporate proper insulation, smart glazing, and effective shading to keep homes comfortable year-round while minimising energy costs.

On three storey narrow lots, where the building footprint is constrained and the home rises significantly above ground level, these design considerations become even more important. We need to maximise natural light without creating heat gain problems. We need to capture breezes for natural ventilation across all three levels. We need to create outdoor spaces that are usable and comfortable despite the limited width of the block and the height of the building.

This is where our experience and design expertise really shine. We know how to create three storey narrow lot homes that feel spacious, light-filled, and comfortable – homes that work beautifully in Queensland's climate and suit the way Queensland families actually live.

Investment and SMSF Builds on Narrow Lots

Three storey narrow lot construction isn't just for owner-occupiers. Many of our clients are investors or self-managed super fund (SMSF) trustees who see the potential in Brisbane's splitter block market.

The mathematics can be compelling. Purchase a larger block with an older home, demolish and subdivide, build two quality three storey homes, and you've potentially created significant value. You might sell both homes, sell one and keep one, or retain both as rental properties. The flexibility is considerable – and three storey homes typically command premium prices and rents due to their generous living space.

For SMSF trustees, three storey narrow lot builds can be an effective way to grow retirement savings through property investment. The key is working with a builder who understands the specific requirements of SMSF builds and can deliver quality three storey homes that will perform well as investments over the long term.

We work with investors and SMSF trustees regularly, and we understand the different priorities that apply to investment builds compared to owner-occupier homes. We can help you make smart decisions about specifications and finishes that will maximise rental returns or resale value while keeping construction costs under control.

The Suburbs Where We're Building Three Storey Homes

While we work across South-East Queensland, there are certain suburbs where three storey narrow lot and splitter block construction is particularly prevalent. These tend to be Brisbane's inner and middle-ring suburbs – established areas with older housing stock on larger blocks that are now being redeveloped.

On Brisbane's northside, we're actively building three storey homes in suburbs including:

• Mitchelton
• Gaythorne
• Kedron
• Everton Park
• Grange
• Alderley
• Enoggera
• Keperra
• Stafford
• Gordon Park
• Lutwyche
• Windsor

On the southside, similar opportunities exist in suburbs throughout the region. The specific planning rules vary from suburb to suburb, so it's always worth checking what's possible on any particular block before making assumptions about whether three storey construction is permitted.

If you're looking at a property in any of these areas – or anywhere else in South-East Queensland – and wondering whether it might be suitable for a three storey narrow lot build or subdivision, we're happy to have a conversation and share our insights.

Starting the Conversation

If you've read this far, you're probably seriously considering a three storey narrow lot build. Maybe you've already purchased a block, or maybe you're still in the research phase, trying to understand what's possible and what it might cost.

Either way, we'd love to hear from you.

The best place to start is with a conversation. Tell us about your situation – the block you're looking at, what you're hoping to achieve, your budget parameters, your timeline. We'll listen carefully, ask questions to understand your needs, and give you honest, practical advice about what's achievable – including whether three storey construction is the right approach for your site.

If it makes sense to proceed, we can visit your block, assess the opportunities and constraints, and develop preliminary concepts that show you what's possible. We'll give you realistic guidance on costs and timeframes for a three storey build, and we'll be upfront about any challenges we anticipate.

There's no obligation and no pressure. We believe that the best client relationships start with open, honest conversations where everyone understands what they're getting into. If we're the right builder for your three storey project, that will become clear through the process. If we're not the right fit, we'll tell you that too.

Building Futures on Brisbane's Narrow Lots

Brisbane is changing. The days of endless suburban expansion are giving way to a new reality where established suburbs are being renewed and revitalised through thoughtful redevelopment. Three storey narrow lot construction is at the heart of this transformation, creating opportunities for families to build spacious, light-filled custom homes in suburbs they love, close to the city, schools, and amenities.

At The Markon Group, we're proud to be Brisbane's three storey narrow lot custom home specialists. We've invested in developing the expertise, systems, and relationships needed to deliver outstanding outcomes on these challenging sites. We bring genuine passion to every project, approaching each new block with curiosity and creativity, always looking for ways to maximise its potential through intelligent three storey design.

If you're ready to explore what's possible on your narrow lot, we're ready to help. Let's start a conversation about your vision, your block, and your future three storey home.

Contact The Markon Group

📍 20–24 Commerce Drive, Browns Plains, Brisbane
📞 +61 7 3153 2000
🌐 www.markongroup.com.au
?? info@homesbymarkon.com.au

Building custom homes for families for over 30 years in NSW and QLD. Spaces that matter. Futures built.