Apartment sizes across Australia vary more than most buyers expect. A one-bedroom unit in Sydney’s inner suburbs might squeeze into 40 square metres, while the same bedroom count in Perth or Adelaide often stretches past 60. The floor plan you choose affects not just your daily comfort but also your resale options, mortgage eligibility, and ongoing costs. Here’s what you actually need to know.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
Size alone doesn’t tell the whole story. Layout, storage, and the balance between living and sleeping areas matter just as much. A 70-square-metre apartment with a cramped kitchen and a narrow hallway can feel smaller than a well-designed 55-square-metre unit. Buyers who focus only on the floor area number often miss the practical reality of how the space actually works. Understanding the full picture of apartment buying means looking beyond the square metre figure.
What works for a single professional in a CBD high-rise rarely suits a couple who works from home or a family with young children. Your lifestyle, not a generic size guide, should drive the decision. The right apartment fits how you actually live, not how the marketing brochure says you should.
Here’s what you actually need to know.
What the right apartment size really means for your lifestyle
When you start looking at floor plans, you’ll run into a term that affects how you compare apartments: usable floor area.
What I tend to notice is that buyers who measure apartments by the usable area rather than the advertised figure end up happier with their choice. A 70 m² unit with a 10 m² balcony and a 5 m² car space might be marketed as 85 m², but the space you cook, sleep, and work in is only 70 m². That distinction matters more than most people realise.
If you’re looking at apartments in different cities, the size expectations shift. Comparing units and apartments across Australian markets shows that what’s standard in one city can be cramped or oversized in another.
What you actually pay for each square metre
The headline price of an apartment gets most of the attention, but the cost per square metre tells you whether you’re getting real value for the space. A $600,000 one-bedroom at 50 m² costs $12,000 per square metre. A $650,000 one-bedroom at 65 m² costs $10,000 per square metre. The second apartment is a better deal on a per-square-metre basis, even though the total price is higher.
Location drives the biggest differences in price per square metre. A prime Sydney harbour-adjacent suburb might command $15,000 per square metre or more, while a comparable apartment in a suburban Adelaide complex might sit around $5,000 per square metre. The same size apartment in two different suburbs can cost wildly different amounts, and the size alone doesn’t explain the gap.
Beyond the purchase price, ongoing costs scale with size. Body corporate fees are typically calculated on unit entitlement, which is based on floor area. A larger apartment in the same building pays a larger share of common area maintenance, building insurance, and sinking fund contributions. That extra 10 m² could mean an additional $800–$1,200 per year in strata levies, depending on the building and the complex.
Council rates also rise with property value, and value correlates with size. A bigger apartment in the same suburb will attract higher rates. Water rates, too, sometimes include a fixed charge based on property size, though this varies by state and utility provider.
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| Apartment size | Typical price premium over smallest unit in same building | Estimated annual strata fee difference |
|---|---|---|
| Studio / 35–45 m² | Base price | Base fee |
| 1-bed / 50–65 m² | +15–25% | +$200–$500 |
| 2-bed / 70–90 m² | +30–50% | +$500–$1,200 |
| 3-bed / 90–120 m² | +50–80% | +$800–$2,000+ |
What this means in practice: the running costs of an apartment are not a fixed percentage of the purchase price. They follow the size, so a smaller apartment in a high-value suburb can be more affordable to own than a larger one in a cheaper area, once you factor in all the ongoing charges.
Common sizing mistakes buyers make and how to avoid them
Buying the floor plan, not the actual space
The most common mistake I see is choosing an apartment based on an attractive floor plan without visiting the actual unit. A floor plan can make a 50 m² apartment look spacious by drawing furniture proportionally smaller than real life. Ceiling height, window placement, and the thickness of walls don’t show up on a two-dimensional drawing. Always visit the exact unit, not just a show apartment, before committing. Take a tape measure and check the main living area dimensions yourself.
Ignoring storage and circulation space
An apartment might have a generous 80 m² total floor area, but if 10 m² of that is hallway space you can’t use for anything except walking through, your usable living area is closer to 70 m². Wardrobes, cupboards, and kitchen cabinetry also eat into the advertised size. I’ve seen buyers celebrate a 65 m² one-bedroom only to discover the bedroom fits a double bed with no room for drawers. Check the actual dimensions of the rooms you’ll use every day, not just the total floor area.
Assuming bigger is always better for resale
Larger apartments don’t automatically sell for more per square metre. In some markets, compact one-bedroom units in prime locations trade at a premium per square metre because they’re more affordable for first-home buyers and investors. A 55 m² one-bedroom in a sought-after suburb might resell faster and at a higher per-square-metre rate than a 75 m² two-bedroom in the same building. The right size for resale depends on what local buyers actually want, not what seems objectively better.
Forgetting about outdoor space
An Australian lifestyle often means wanting outdoor living. A balcony or courtyard adds usable space that doesn’t always count in the advertised floor area. A 55 m² apartment with a 15 m² balcony can feel more liveable than a 70 m² apartment with a tiny balcony that fits only a chair. When comparing apartments, factor in the quality and size of outdoor space. A balcony that’s wide enough for a small table and two chairs adds real value. A narrow balcony you can’t comfortably use adds almost nothing.
How to find the right apartment size for your situation
Start with your daily routines
Before you look at any floor plan, write down how you actually spend your time at home. Do you cook elaborate meals that need a generous kitchen? Work from home three days a week and need a dedicated desk area? Host friends for dinner regularly? The answers to these questions define the minimum size you need. A 45 m² apartment can work well for someone who eats out most nights, works from an office, and socialises outside the home. The same size would frustrate someone who cooks daily, works from home, and entertains weekly.
Measure the key rooms, not just the total
Once you have a shortlist of apartments, compare the critical spaces: the main living area, the bedroom, and the kitchen. In a one-bedroom apartment, the living area should be at least 18–22 m² for comfortable daily use. The bedroom needs at least 10–12 m² to fit a double bed, a bedside table, and a wardrobe. Anything smaller than that and you’ll feel cramped. For two-bedroom apartments, the second bedroom should be at least 8–10 m² to function as a genuine bedroom rather than a study or storage room.
Consider the future, not just today
Your life will change. Maybe you’ll start working from home, move in with a partner, have a child, or need to care for an elderly parent. An apartment that fits perfectly today might be too small in two years. Buying a slightly larger apartment than you currently need often costs less than moving and buying again soon. The stamp duty, legal fees, and moving costs on a second purchase can easily run into tens of thousands of dollars. It’s worth paying a bit more now for a size that gives you breathing room for the next five to seven years.
Factor in the building’s size mix
The mix of apartment sizes in a building affects the community and the resale value. A building with mostly one-bedroom units tends to have a younger, more transient population. A building with a mix of one, two, and three-bedroom apartments often has a more stable community with families and long-term residents. The size you choose also affects who your neighbours will be. If you’re a family with young children, a building with many one-bedroom units might not be the best fit.
Check the strata documents for size-related rules
Some strata complexes have rules about the maximum number of occupants per bedroom, which effectively limits how many people can live in a given apartment size. Others have restrictions on short-term letting that can affect your ability to rent out a smaller apartment. Always read the strata by-laws before buying. A real estate lawyer can review the documents and flag any size-related restrictions that might affect your plans.
Frequently asked questions about apartment size in Australia
What’s the minimum apartment size for a mortgage in Australia? ▾
Does balcony size count in the advertised square metres? ▾
What’s the most resellable apartment size in Australian cities? ▾
How does apartment size affect body corporate fees? ▾
Can I combine two small apartments into one larger one? ▾
What size apartment is best for a home office? ▾
Size is a tool, not a rule — choose what fits your life
The right apartment size isn’t a number you find in a guide. It’s the floor area that matches how you live, what you can afford to buy and maintain, and what the local market will support when you sell. A 45 m² studio in a vibrant inner-city neighbourhood can be a better home for a single person than a 90 m² apartment in a distant suburb that requires a long commute. A 75 m² two-bedroom with a smart layout can serve a couple for years, while a 90 m² apartment with a poorly designed floor plan collects dust in unused corners.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Tips for buying your dream condo in Australia.
Sources and Further Reading
Understanding leasehold and freehold — which is right for your new apartment — A practical look at tenure types that affect what you can do with your apartment size and space.
Top tips for spotting building defects when buying an apartment — Size doesn’t matter if the building has structural issues. This guide helps you spot problems before you commit.
General market observations from Australian real estate listings and property data platforms across Sydney, Melbourne, Brisbane, Perth, Adelaide, and Canberra (2024–2025).
