If you’re looking for more detail on liveable barn structures, see our 2025 guide to Barndominium homes in Australia.
For a detailed barn shed guide covering shed styles and council tips, click here.
What is a barndominium in Australia and how is it classified?
In Australia, a barndominium used as a home is generally approved as a Class 1a dwelling under the National Construction Code (NCC 2022). If you include a large workshop, farm machinery storage or a custom-built double garage in Perth, that part may be classified as Class 10a (non-habitable). Your building surveyor bundles both into one certified set for council.
- Common shapes: modern barn homes with gable or skillion roof, contemporary barn homes with asymmetrical roof, and modern barn style homes with mixed cladding.
- Typical spans: 9–16 m clear-span steel portals for open-plan living and barn homes floor plans with mezzanines.
- Popular claddings: Colorbond steel, mixed Colorbond + masonry, or timber-look features for a modern barn style house aesthetic.
Barndominium Australia prices (2025): kits, shells and turnkey
Indicative pricing varies by region, wind rating, BAL rating and finish level. Use these ranges as a planning guide and get site-specific engineering before committing.
- Barndominium shell kits Australia (steel frame, roof/wall cladding, engineering, basic plans): approx $350–$650 per m² under roof.
- Lock-up / owner-builder (shell + windows/doors + insulation + internal framing): approx $900–$1,500 per m².
- Turnkey barndominium Australia prices (completed, mid-spec): approx $1,600–$2,800 per m² in non-cyclonic regions; cyclonic and high-BAL sites trend higher.
Exclusions that often catch buyers: slab/footings, services (power, septic, water), verandahs, decking, stairs, site works, bushfire upgrades, cyclonic tie-downs, acoustic and energy upgrades.
What are the best shed materials for Perth’s climate?
WA has hot summers, strong UV and coastal corrosion zones. Most steel sheds Perth, barndominium kits Australia and barn style kit homes Australia are offered in either Colorbond or Zincalume from BlueScope-coated steel. Here’s the practical comparison:
For those needing extra headroom, high-clearance barn sheds with mezzanine floors are practical options.
Colorbond vs Zincalume — Which is better for WA conditions?
| Feature | Colorbond steel | Zincalume steel |
|---|---|---|
| Finish | Pre-painted colour topcoat (wide palette) | Metallic aluminium/zinc coating (silver-grey) |
| UV resistance | Excellent; good for Perth heat and high UV | Good; may reflect more glare in full sun |
| Coastal resistance | Very good; still observe coastal set-backs | Good; more maintenance near surf coasts |
| Aesthetics | Matches modern barn homes and facade accents | Industrial look suits rural sheds NSW/WA |
| Cost | Typically higher | Typically lower |
| Best use | Visible cladding, coastal suburbs, architectural | Budget walls/roof, internal liners, farm buildings |
Engineering the structure: wind, cyclone and bushfire
- Wind regions: Most metro areas are Region A/B. Northern QLD and WA Pilbara/Kimberley are Regions C/D and require cyclone-rated sheds QLD and WA tie-down details.
- Standards: AS/NZS 1170.2 (wind), AS/NZS 4600 (cold-formed steel), AS 4100 (steel structures), AS 1397 (steel sheet/strip), AS 3959 (bushfire construction for BAL-rated sites).
- Bushfire: In VIC/NSW peri-urban areas, BAL-12.5 to BAL-40 upgrades may be needed (ember guards, steel mesh, glazing). BAL-FZ may be impractical for thin-gauge claddings without bespoke design.
Added 2024 WA wind-rating compliance notes: In WA, engage a structural engineer to certify tie-down, portal frame sizing and footings for your specific Region (often A/B in Perth, C/D in the North-West). For permit, a registered building surveyor issues a Certificate of Design Compliance (CDC) referencing NCC 2022 and AS/NZS 1170.2.
How to get council approval for your custom shed or barndominium in WA
Step-by-step (typical)
- Confirm planning requirements: setbacks, wall heights, rural residential overlays, outbuilding limits.
- Obtain site-specific engineering and bushfire assessment if applicable.
- Get a CDC (Certificate of Design Compliance) from a registered building surveyor.
- Lodge a certified building application (BA1) with your local permit authority, including plans, CDC and fees.
- Timeframes: certified building permits are often issued within 10 business days once accepted. Allow extra time for planning approvals if triggered.
Other states: similar path via a private certifier/building surveyor. Always verify local council processes and fees.
Designing barn homes: floor plans, spans and lifestyle
Whether you prefer a traditional barn style house or modern barn style house Australia, start with how you’ll actually live in it. For plan concepts and compliance tips, explore our modern barn house plans in Australia.
- Spans & bay spacing: 4–6 m bays with clear span portals reduce internal posts, perfect for modern barn homes and barn like home plans.
- Mezzanine: Ideal over workshop or living room. Combine with high-performance insulation to temper hot air stratification.
- Openings: Oversized windows/doors require additional mullions and lintel design. In cyclonic areas, glazing must be rated to wind pressures and debris impact where required.
- Finish options: Mixed cladding (Colorbond Matt, feature timber, masonry plinths) delivers contemporary barn homes street appeal.
- Attached utility spaces: Integrate custom carports Melbourne, affordable carports for Australian homes, and custom Colorbond garages Perth under the same roofline.
Popular plan types (keywords you’ll see)
- Barn house designs with central hall and flanking bedrooms
- Barn type house plans for regional blocks with verandahs
- Barn style home plans featuring skillion roof and raked ceilings
- Barn like house plans optimised for narrow rural access
- Barn home plans with photos to benchmark finishes and roof profiles
- Barn house building plans that align with NCC energy and acoustic rules
Roof style choices: gable vs skillion vs split-skillion
| Roof type | Pros | Considerations | Best for |
|---|---|---|---|
| Gable | Classic barn look, good water shedding, easy to ventilate | Ridge height may trigger planning limits | Barn homes Australia with traditional aesthetics |
| Single skillion | Modern profile, simple structure, easy solar PV layout | Attention to uplift on leading edge in high winds | Modern barn house Australia, minimalist facades |
| Split-skillion | Architectural appeal, daylight to centre via high windows | Complex flashings; watch for heat gain at clerestories | Contemporary barn homes with high ceilings |
DIY barndominium kits vs custom design and build
| Aspect | DIY shed/house shell kit | Custom design & build |
|---|---|---|
| Cost control | Lower upfront; sweat equity | Higher but predictable fixed-sum contract |
| Flexibility | Standard bays and options | Tailored spans, openings, materials and energy spec |
| Approvals | Vendor engineering + owner handles permits | Builder/design team manages approvals |
| Risk | On you for coordination, WHS, sequencing | Transferred to licensed builder |
| Best fit | DIY shed kits for experienced owner-builders | Barn homes design and build for fast, turnkey delivery |
Energy efficiency and comfort
- NCC 2022 energy: New Class 1 homes are moving to higher thermal performance (NatHERS targets have increased in most states). Expect thicker roof and wall insulation, thermal breaks under metal cladding and attention to air leakage.
- Roof build-ups: Consider anti-condensation blanket plus bulk insulation, or insulated sandwich panels for a cleaner internal finish.
- Acoustics: Add acoustic insulation in bedroom walls and ceilings to tame reverberation in large open-plan volumes.
- Solar PV & orientation: Skillion roofs simplify renewable layouts and can help meet whole-of-home energy requirements with efficient hot water and HVAC.
Corrosion and coastal siting
Coastal and industrial locations accelerate corrosion. Choose appropriate steel grades, fasteners and set-backs from breaking surf. Rinse down exposed areas and specify marine-grade fixings in severe zones. Consult the Australian Steel Institute and your cladding supplier’s coastal warranty map for exact distances.
Real-world build examples
Case study 1 — Modern barn style house, Perth fringe (Region A/N3)
- Footprint: 12 m × 24 m with 4.2 m eave
- Structure: Cold-formed steel frames, gable roof, Colorbond Monument Matt
- Use: 3-bed home + attached custom Colorbond garage