What is a Duplex? Here’s Everything You Need to Know

If you're considering a home in Chicago, an apartment in New York City, or a rental in Los Angeles, you might have come across the term "duplex." By definition, a duplex is a single building divided into two separate living units, either stacked vertically or placed side-by-side. Each unit has its own entrance, providing privacy and a home-like feel. For renters, duplexes offer an attractive option, providing more space at a lower cost, greater privacy, and more amenities. 

The multifamily home market is a growing segment of the U.S. housing landscape, and is creating more affordable options for renters. Multifamily real estate investment accounted for 42% of the total U.S. market in 2021 and exceeded $111 billion that year, and is expected to increase until 2025. ‘

There are both benefits and drawbacks to living in duplexes, so it's essential to weigh them carefully. This ApartmentGuide article provides a rundown on what a duplex is and whether it might be the right choice for you. You may even find yourself moving into one by the end.

What is a duplex?

A duplex apartment is a single building comprising two separate living units. They are often referred to simply as a dual-living properties or a two-family houses. Duplexes can be configured in two main ways:

1. Vertical duplex: In this layout, one unit is located directly above the other. The floor of the upstairs unit forms the ceiling of the downstairs unit.
2. Horizontal duplex: Here, the two units are side-by-side, sharing a common wall. This wall typically houses the staircase, assuming each unit spans two floors.

Most of the time, each unit is self-contained with its own entrance, and they usually have similar square footage. Different families or tenants occupy each unit, living independently. The definition of duplex apartments can be somewhat confusing, as it varies depending on the location.

What does a duplex apartment look like?

Here's the bottom line: the key distinction to look for in identifying a property as a duplex is that it has two separate living units within a single structure. Here are a few other dead giveaways.

Key features of a duplex include:

• Two separate units: Again, each unit has its own living spaces, kitchen, and bathroom. Units can be stacked vertically (one above the other) or placed side-by-side (sharing a common wall).
• Independent entrances: Each unit has its own entrance, providing privacy and independence for the occupants.
• Shared structure: Both units share the same building structure, including the foundation, roof, and exterior walls.
• Common ownership: Typically, a duplex is owned by a single entity or landlord who rents out both units. The owner is responsible for the overall maintenance of the building, while tenants maintain their individual units.
• Separate utilities: Duplexes often have separate utility meters for each unit, allowing for independent billing of services like electricity, water, and gas.

Duplex living: pros and cons

Living in a duplex offers several benefits, such as a yard, garage, and privacy, similar to a standard residential home. Additionally, duplexes are typically more affordable than single-family homes, allowing you to rent a nicer place in a better location. On the other hand, you will have a neighbor living next to you, above, or below, which might impact your privacy. To help you decide if a duplex is right for you, let’s run through some more pros and cons. 

The pros of living in a duplex

• Affordability: Duplexes are often more affordable than single-family homes, making them a cost-effective option for renters and buyers.
• Privacy: Unlike apartment buildings, duplexes typically share only one wall with a neighbor, providing more privacy.
• Outdoor space: Many duplexes come with a yard or garden, offering outdoor space for relaxation, gardening, or play.
• Garage or parking: Duplexes often include a garage or designated parking space, which can be a significant convenience.
• Home-like environment: Duplexes offer a more residential feel compared to apartments, making them a cozy and home-like living option.
• Investment potential: For owners, living in one unit and renting out the other can generate rental income and help with mortgage payments.
• Less noise: With fewer neighbors compared to an apartment complex, there is generally less noise and foot traffic.
• Community feel: Living in a duplex can foster a sense of community, as you often get to know your immediate neighbor well.
• Flexibility: Duplexes can offer flexible living arrangements, such as multi-generational living or accommodating extended family members.
• Maintenance: In rental duplexes, landlords typically handle exterior and structural maintenance, reducing the burden on tenants.

The cons of living in a duplex

• Shared walls: Sharing a wall with neighbors can result in noise disturbances and reduced privacy compared to standalone homes.
• Limited outdoor space: While many duplexes have yards, the outdoor space may be smaller or shared with the neighboring unit.
• Potential for conflict: Living in close proximity to neighbors can sometimes lead to conflicts over noise, parking, or shared areas.
• Less control: Renters in a duplex may have less control over modifications or landscaping compared to owning a single-family home.
• Property maintenance: In some cases, tenants may be responsible for certain maintenance tasks, like lawn care or snow removal.
• Limited availability: Duplexes are not as common as other types of housing, which can limit options in some areas.
• Resale challenges: For owners, selling a duplex can be more challenging than selling a single-family home, as it appeals to a more specific market.
• Parking issues: Shared driveways or limited parking spaces can sometimes be a point of contention between neighbors.
• Noise and privacy concerns: Despite having fewer neighbors than an apartment, the proximity to another household can still lead to concerns about noise and privacy.

How to find a duplex

Duplexes are a popular rental choice for many due to their combination of space, privacy, and affordability. They tend to be rented out quickly, so finding one can be competitive. Start your search here on Apartmentguide, Rent.com, or Redfin, which frequently list available duplex rentals. Duplexes typically offer more square footage than apartments and sometimes even come with garages, providing a more home-like living experience. Additionally, they often come with flexible lease terms because they’re usually leased out by a private owner.

Other types of multi-unit, residential buildings

The term duplex specifically refers to multi-family housing with two individual units. However, duplexes are just one type of multi-unit apartment building with their own entrance. When a structure features three apartments, it's called a triplex. Conversely, a structure with four units is a fourplex. Here are some other types of multi-unit residential buildings. 

Is a duplex the same as a condo?

No, a duplex is not the same as a condo. While both are types of residential properties, they have distinct differences. Both offer private living spaces, but a duplex is a single building divided into two separate units, typically owned by one person who may rent out one or both units. In contrast, a condo is an individual unit within a larger building or complex, and each unit is owned separately. Condo owners share ownership of common areas like hallways, pools, and gyms, and they pay monthly fees for maintenance and amenities. Both options provide a sense of community, but duplexes offer more privacy with fewer neighbors and typically include some private outdoor space, while condos often come with additional amenities and shared facilities.

Duplex vs twin home

A duplex and a twin home may appear similar at first glance, but they have distinct differences. In contrast, a twin home consists of two separate units that share a common wall but are considered individual properties. Each unit is owned separately, much like two adjoining houses. Homeowners are responsible for their respective sides, including maintenance and insurance. This ownership distinction sets twin homes apart from duplexes, where tenants do not have ownership rights.

Duplex vs accessory dwelling unit

The difference between a duplex and an accessory dwelling unit (ADU) is significant. An ADU is a secondary housing unit on the same lot as a single-family home. ADUs can be attached to the main house, such as a basement or garage conversion, or they can be a separate, smaller structure, like a backyard cottage. ADUs are typically used to provide additional living space for family members, guests, or renters but are not considered separate properties. The primary residence remains the main dwelling on the lot, and the ADU is supplementary.

The NYC definition of duplex apartments

In New York City, the definition of a duplex apartment is different. Here, a duplex refers to a single apartment spread over two floors, connected by stairs or an elevator.

Key features of NYC duplexes include:

• Single unit: Despite having two floors, it's listed as one unit.
• Separate bedrooms and bathrooms: Each floor typically has its own bedroom and bathroom.
• Shared common areas: The first floor usually includes shared spaces like the living room and kitchen.

Because of their spacious layout, NYC duplexes are often considered luxury apartments, offering renters the benefits of a two-bedroom apartment with added privacy and convenience.

Additionally, duplexes can sometimes be confused with twin homes or accessory dwelling units, further adding to the confusion. 

Duplex FAQs

Is a duplex the same as a semi-attached home?

No, a duplex is one building with two units, while a semi-attached home shares one wall with another house but is otherwise separate.

Can a duplex have multiple owners?

Yes, each unit in a duplex can be owned by different individuals, especially in cases where the property is subdivided.

Can you rent both units of a duplex?

Yes, it is possible to rent both units of a duplex, either for residential or investment purposes.

Is living in a duplex more private than an apartment?

Yes, duplexes generally offer more privacy than apartments because they only share one wall and often have separate entrances.

Do duplexes have separate addresses for each unit?

Yes, each unit in a duplex typically has its own address, mail delivery, and entrance.