{
  "schemaVersion": 1,
  "publisher": "E2ES",
  "canonical": "https://e2es.com.au/granny-flat-floor-plans",
  "language": "en-AU",
  "title": "Granny Flat Floor Plans — 34, 60 & 80 m² + 300 m² Rooming House | E2ES",
  "description": "Compare E2ES granny flat floor plans: 34 m² one-bedroom, 60 m² two- or three-bedroom, 80 m² two-bathroom options, garage and nine-room rooming house. Real drawing extracts, ceiling heights and VIC, QLD, NSW and WA prices including GST.",
  "updatedTime": "2026-10-17",
  "pricingUpdatedTime": "2026-10-17",
  "currency": "AUD",
  "pricesIncludeGst": true,
  "priceBasis": "All figures are AUD and include GST. A published offer in a state does not establish approval for a particular property. A dash means there is no published price for that product in that state; it does not inherit another state’s price.",
  "areaBasis": "Product names use nominal size categories. The image captions show the areas recorded on the supplied drawings; these are not a certification of the area counted under a planning instrument. Final dimensions, orientation, energy and engineering requirements are confirmed in the project documents.",
  "buildCommitment": {
    "paperworkWeeks": 4,
    "constructionMonths": 3,
    "agreedScopePriceFixedDuringConstruction": true
  },
  "states": [
    {
      "code": "VIC",
      "name": "Victoria"
    },
    {
      "code": "QLD",
      "name": "Queensland"
    },
    {
      "code": "NSW",
      "name": "New South Wales"
    },
    {
      "code": "WA",
      "name": "Western Australia"
    }
  ],
  "models": [
    {
      "id": "34square",
      "name": "34 m² Compact",
      "category": "34square",
      "bedrooms": [
        1
      ],
      "bathrooms": 1,
      "notes": "One separate bedroom and one bathroom. The Fernwood drawing measures 34.3 m²; “34” is the product size category.",
      "nominalAreaM2": 34,
      "ceilingHeightM": 2.4,
      "drawings": [
        "/house-studio/plans/34-1bed-1bath.webp"
      ],
      "prices": {
        "VIC": 121000,
        "QLD": 154000,
        "NSW": 154000,
        "WA": 154000
      }
    },
    {
      "id": "60square",
      "name": "60 m² Home",
      "category": "60square",
      "bedrooms": [
        2,
        3
      ],
      "bathrooms": 1,
      "notes": "Choose a two-bedroom or three-bedroom drawing, both with one bathroom. The layouts measure 59.79 m² and 59.59 m² respectively.",
      "nominalAreaM2": 60,
      "ceilingHeightM": 2.4,
      "drawings": [
        "/house-studio/plans/60-2bed-1bath.webp",
        "/house-studio/plans/60-3bed-1bath.webp"
      ],
      "prices": {
        "VIC": 170500,
        "QLD": 203500,
        "NSW": 203500,
        "WA": 203500
      }
    },
    {
      "id": "80square",
      "name": "80 m² Home",
      "category": "80square",
      "bedrooms": [
        2,
        3
      ],
      "bathrooms": 2,
      "notes": "Two- or three-bedroom options, each with two bathrooms and a 2.7 m ceiling. Both supplied drawings measure 78.39 m².",
      "nominalAreaM2": 80,
      "ceilingHeightM": 2.7,
      "drawings": [
        "/house-studio/plans/80-2bed-2bath.webp",
        "/house-studio/plans/80-3bed-2bath.webp"
      ],
      "prices": {
        "VIC": 218900,
        "QLD": 236500
      }
    },
    {
      "id": "80square-premium",
      "name": "80 m² Premium",
      "category": "80square",
      "bedrooms": [
        2,
        3
      ],
      "bathrooms": 2,
      "notes": "Uses the same supplied two- and three-bedroom layout options. The Premium specification and inclusions are confirmed in the written proposal.",
      "nominalAreaM2": 80,
      "ceilingHeightM": 2.7,
      "drawings": [
        "/house-studio/plans/80-2bed-2bath.webp",
        "/house-studio/plans/80-3bed-2bath.webp"
      ],
      "prices": {
        "VIC": 253000,
        "QLD": 275000
      }
    },
    {
      "id": "80square-premium-garage20",
      "name": "80 m² Premium + 20 m² enclosed garage",
      "category": "80square-premium-garage20",
      "bedrooms": [
        2
      ],
      "bathrooms": 2,
      "garageM2": 20,
      "notes": "The supplied garage drawing has two bedrooms and two bathrooms, with a total drawing area of 102.58 m². The enclosed garage is additional to the nominal 80 m² home.",
      "nominalAreaM2": 80,
      "ceilingHeightM": 2.7,
      "drawings": [
        "/house-studio/plans/80-2bed-2bath-garage20.webp"
      ],
      "prices": {
        "VIC": 275000
      }
    },
    {
      "id": "300square-rooming-house",
      "name": "300 m² Rooming House",
      "category": "300square",
      "bedrooms": [
        9
      ],
      "bathrooms": 9,
      "builtDesign": true,
      "notes": "A previously built nine-room design with nine ensuites. The supplied drawing records 292.05 m² including the porch. Private fenced outdoor spaces, full-height sliding doors and the street frontage are part of the current visualisation; the proposed site layout is confirmed for each property.",
      "nominalAreaM2": 300,
      "ceilingHeightM": 2.4,
      "drawings": [
        "/house-studio/plans/300-rooming-house.webp"
      ],
      "prices": {
        "VIC": 748000
      }
    }
  ],
  "drawings": [
    {
      "id": "34-1bed-1bath",
      "name": "34 m² · 1 bedroom · 1 bathroom",
      "image": "/house-studio/plans/34-1bed-1bath.webp",
      "drawingAreaM2": 34.3,
      "ceilingHeightM": 2.4,
      "sourceDate": "2026-09-28",
      "revision": "C",
      "category": "34square"
    },
    {
      "id": "60-2bed-1bath",
      "name": "60 m² · 2 bedrooms · 1 bathroom",
      "image": "/house-studio/plans/60-2bed-1bath.webp",
      "drawingAreaM2": 59.79,
      "ceilingHeightM": 2.4,
      "sourceDate": "2026-10-12",
      "revision": "A.3",
      "category": "60square"
    },
    {
      "id": "60-3bed-1bath",
      "name": "60 m² · 3 bedrooms · 1 bathroom",
      "image": "/house-studio/plans/60-3bed-1bath.webp",
      "drawingAreaM2": 59.59,
      "ceilingHeightM": 2.4,
      "sourceDate": "2026-08-21",
      "category": "60square"
    },
    {
      "id": "300-rooming-house",
      "name": "300 m² Rooming House · 9 bedrooms · 9 ensuites",
      "image": "/house-studio/plans/300-rooming-house.webp",
      "drawingAreaM2": 292.05,
      "ceilingHeightM": 2.4,
      "sourceDate": "2026-10-14",
      "revision": "A",
      "category": "300square"
    },
    {
      "id": "80-2bed-2bath",
      "name": "80 m² · 2 bedrooms · 2 bathrooms",
      "image": "/house-studio/plans/80-2bed-2bath.webp",
      "drawingAreaM2": 78.39,
      "ceilingHeightM": 2.7,
      "category": "80square"
    },
    {
      "id": "80-3bed-2bath",
      "name": "80 m² · 3 bedrooms · 2 bathrooms",
      "image": "/house-studio/plans/80-3bed-2bath.webp",
      "drawingAreaM2": 78.39,
      "ceilingHeightM": 2.7,
      "category": "80square"
    },
    {
      "id": "80-2bed-2bath-garage20",
      "name": "80 m² + garage · 2 bedrooms · 2 bathrooms",
      "image": "/house-studio/plans/80-2bed-2bath-garage20.webp",
      "drawingAreaM2": 102.58,
      "ceilingHeightM": 2.7,
      "category": "80square-premium-garage20"
    }
  ],
  "planning": [
    {
      "state": "VIC",
      "title": "Victoria: check the new 80 m² planning definition",
      "text": "Planning Victoria’s 15 October 2026 update explains that VC306 increases the planning definition to 80 m². Lot, zone and overlay conditions still apply. Building-system amendments are to follow; confirm the building pathway separately.",
      "source": "vic",
      "href": "/small-second-dwelling-victoria",
      "link": "Read the Victorian guide"
    },
    {
      "state": "QLD",
      "title": "Queensland: check your council’s scheme",
      "text": "The state-wide occupancy reform did not remove development or building approvals. New secondary dwellings require building approval; the local planning scheme determines the development pathway.",
      "source": "qld",
      "href": "/secondary-dwelling-rules-by-council-queensland",
      "link": "Compare Queensland council rules"
    },
    {
      "state": "NSW",
      "title": "New South Wales: CDC and DA are different routes",
      "text": "Secondary dwellings can use complying development only when all standards are met. The published guidance generally requires a lot of at least 450 m² for that route; other proposals may need a council development application.",
      "source": "nsw",
      "href": "/granny-flat-rules-nsw",
      "link": "Read the NSW guide"
    },
    {
      "state": "WA",
      "title": "Western Australia: use the current R-Codes",
      "text": "Check the current Residential Design Codes, the local planning scheme and the actual ancillary-dwelling design. Planning compliance and the building permit are separate checks.",
      "source": "wa",
      "link": "Read the WA Government R-Codes"
    }
  ],
  "roomingHouseNote": "The 300 m² rooming house is a different use and operating model from a backyard secondary dwelling. Do not apply a small-second-dwelling exemption to it. Confirm the proposal’s planning use, building classification, fire safety, accessibility and operating requirements for the actual property.",
  "questions": [
    {
      "q": "Is the small E2ES home 30 m² or 34 m²?",
      "a": "The current compact home is marketed in the 34 m² category. Its Fernwood drawing is 34.3 m² and shows one bedroom and one bathroom. Older “30” asset names or links do not identify a different current floor plan."
    },
    {
      "q": "Can the 60 m² home have three bedrooms?",
      "a": "Yes. E2ES supplies separate two-bedroom and three-bedroom floor plans, each with one bathroom and a 2.4 m ceiling. The drawing areas are 59.79 m² and 59.59 m² respectively."
    },
    {
      "q": "How many bathrooms are in the 80 m² layouts?",
      "a": "The supplied two- and three-bedroom 80 m² drawings each show two bathrooms. The supplied enclosed-garage option shows two bedrooms and two bathrooms. All 80 m² offers have a 2.7 m ceiling."
    },
    {
      "q": "Does an 80 m² floor plan automatically qualify as a small second dwelling in Victoria?",
      "a": "No. Planning Victoria’s 15 October 2026 guidance states a planning definition of up to 80 m², but the actual measured area, zone, overlays and other conditions must be checked. The government also notes that corresponding building-system amendments are to follow. A product size is not a site approval."
    },
    {
      "q": "Can I download the drawings and compare the prices without opening the 3D model?",
      "a": "Yes. All seven supplied drawing extracts and the four-state price comparison are on this page. Open each original image for a closer view. The downloadable text and JSON catalogue contain the same specifications and published prices."
    }
  ],
  "sources": [
    {
      "id": "vic-clause",
      "name": "VC306 approved Clause 73.03 — Land use terms",
      "url": "https://stfpbsprodapp01.blob.core.windows.net/amendmentfiles/VC306%2073.03%20Land%20Use%20Terms_vpp%20Approval%20Gazetted_d79c4d55-4102-f111-8406-002248102344_d6c86da3-2366-4c12-bb48-669c81af66a7.pdf",
      "checked": "2026-10-17"
    },
    {
      "id": "vic",
      "name": "Planning Victoria — Small second homes",
      "url": "https://www.planning.vic.gov.au/guides-and-resources/strategies-and-initiatives/small-second-dwellings",
      "checked": "2026-10-17"
    },
    {
      "id": "qld",
      "name": "Planning Queensland — Secondary dwellings",
      "url": "https://www.planning.qld.gov.au/planning-issues-and-interests/granny-flats",
      "checked": "2026-10-17"
    },
    {
      "id": "nsw",
      "name": "NSW Planning — Secondary dwellings",
      "url": "https://www.planning.nsw.gov.au/the-planning-system/housing/housing-sepp/secondary-dwellings",
      "checked": "2026-10-17"
    },
    {
      "id": "wa",
      "name": "WA Government — Residential Design Codes",
      "url": "https://www.wa.gov.au/government/document-collections/residential-design-codes",
      "checked": "2026-10-17"
    }
  ]
}