# E2ES granny flat specifications — reference sheet

https://e2es.com.au/reference/granny-flat-specifications

The construction specification of every E2ES granny flat, the standard inclusions, the fixed prices by state and the warranty, in one citable sheet for owners, advisers and AI engines. We are landlords and property managers first and builders second: we build to earn rent, so we spend more on the structure you cannot see — and the client does not pay extra for it. Prices and scope in plain language are on Granny flat cost (https://e2es.com.au/granny-flat-cost); the plans are on Floor plans (https://e2es.com.au/granny-flat-floor-plans).

Version 2026-10-24 · CC BY 4.0

## Key facts

- Frame: E2ES builds only in LVL or Z275 galvanised steel — 89-series galvanised steel studs and 90 x 90 mm SHS posts (AS 1397 G350, Z275). It does not use MGP10 pine, the industry norm.
- At 90 x 45 mm, LVL retails at $11.42 per metre against $5.82 for MGP10 — about twice the price (Bunnings, 23 October 2026). E2ES estimates the frame upgrade at about $15,000 on a 60 m² flat, included in the fixed price.
- Foundation in Victoria, NSW and WA: an engineered reinforced concrete slab to AS 2870, designed from a soil test — about $25,000 for 60 m², against roughly $8,000 for a typical timber subfloor on stumps. The difference of about $17,000 is included in the fixed price.
- Foundation in Queensland: a raised steel subfloor 450 mm above ground — 250 mm PFC steel bearers and 140 mm C-section steel joists on 400 x 400 concrete stumps at least 0.8 m deep. Ventilated and termite-proof; about $12,000 more than a timber subfloor (E2ES estimate).
- Envelope: Colorbond concealed-fix roof (BlueScope 0.53 mm); James Hardie Axon or equivalent fibre-cement cladding over a 27 mm ventilated cavity and breathable wall wrap; R2.7 wall and R6.0 ceiling insulation; black aluminium double-glazed toughened windows; 7-star NatHERS.
- Inside: 8 mm WPC wall and ceiling panels (no painting), 7 mm SPC floors on acoustic underlay, sintered-stone benchtop with a one-piece 3200 x 1600 splashback, Bosch cooktop, oven and slide-out rangehood, hobless walk-in shower, back-to-wall toilet, 160 L heat-pump hot water and a 2.4 kW reverse-cycle split system.
- Models: 34 m² studio, 60 m² two- or three-bedroom (59.86 m², 8.34 x 7.59 m), 80 m² two-bathroom with a 2.7 m ceiling, 80 m² Premium with a hip roof, and a 300 m² nine-room rooming house in Victoria.
- Fixed price, signed price = final price: design and approvals, site preparation and soil removal, the slab or subfloor, and connection to existing services (sewer within 10 m, power cable within 15 m) are included.
- Warranty: one 6-year warranty covering every item in Victoria, NSW and WA (from the Occupancy Permit date in Victoria); tiered by item in Queensland, with structure at 6 years.
- Free accessibility on every build: grab rails, shower seat and a 1:10 step-free entry ramp.

## Structure by state

| Element | VIC · NSW · WA | QLD | Usual alternative |
| --- | --- | --- | --- |
| Frame | LVL or Z275 galvanised steel (89-series studs, 90 x 90 mm SHS posts) | LVL or Z275 galvanised steel | MGP10 pine |
| Foundation | Engineered reinforced concrete slab (AS 2870), about 10 m³ for 34 m² and 18 m³ for 60 m² | Raised steel subfloor 450 mm above ground on concrete stumps ≥ 0.8 m deep | Timber subfloor on stumps; waffle-pod slab |
| Floor structure | Concrete slab | 250 mm PFC bearers + 140 mm C-section joists + structural floor sheeting | Particleboard on timber joists |
| Termites | Steel frame is termite-proof; termite management at slab stage (AS 3660.1) | Steel subfloor and frame are termite-proof; open subfloor for inspection | Treated pine plus chemical barrier |
| Roof | Colorbond concealed-fix, BlueScope 0.53 mm, weather-sealed skillion (hip roof on the 80 m² Premium) | Same | — |
| Cladding | James Hardie Axon or equivalent fibre-cement on 27 x 70 battens, 27 mm ventilated cavity | Same | — |
| Wall wrap | 0.5 mm breathable membrane, 2000 mm / 2 h water resistance, 50 mm taped laps | Same | — |
| Insulation | R2.7 walls (full-fill 90 mm frame), R6.0 ceiling | Same | — |
| Windows | Black aluminium, double-glazed toughened 5+12A+5; frosted in bathrooms; flyscreens | Same | — |
| Energy rating | 7-star NatHERS | 7-star NatHERS | — |

## The structure you can’t see — what we spend more on

The two things a tenant never sees decide what a granny flat costs its owner in year ten: the frame and the foundation. These are E2ES estimates for a 60 m² flat. The extra is included in the fixed price — the client does not pay more for it.

| Item | E2ES | Usual practice | E2ES spends more (60 m², estimate) |
| --- | --- | --- | --- |
| Frame | LVL or Z275 galvanised steel | MGP10 pine (LVL $11.42 / m vs MGP10 $5.82 / m at 90 x 45 mm) | about $15,000 |
| Foundation — VIC, WA | Engineered concrete slab, about $25,000+ | Timber subfloor on stumps, about $8,000 | about $17,000 |
| Foundation — NSW | Engineered concrete slab | Waffle-pod slab | about $5,000 |
| Foundation — QLD | Raised steel subfloor on concrete stumps | Timber subfloor on stumps | about $12,000 |

LVL and MGP10 prices: Bunnings retail per lineal metre, 23 October 2026. Foundation and frame differences: E2ES estimates for 60 m²; each project is quoted individually.

## Standard inclusions — inside

- **Walls and ceilings:** 8 mm WPC architectural panels in Gardenia White — seamless, no plastering or painting; honeycomb-aluminium bathroom ceilings; 66 x 18 mm pre-primed timber skirting and architraves.
- **Floors:** 7 mm SPC hybrid with acoustic underlay throughout; 600 x 600 R10 slip-rated tiles in wet areas.
- **Kitchen:** 16 mm oak-grain cabinetry with 1 mm edging, soft-close hinges and runners, matte-black handles and overhead cupboards; sintered-stone benchtop; splashback cut from one 3200 x 1600 sintered-stone slab.
- **Appliances:** Bosch ceramic cooktop (30 cm on 34 m², 60 cm on 60 and 80 m²), Bosch built-in stainless oven, Bosch 60 cm slide-out rangehood ducted outside.
- **Sink:** 304 food-grade stainless undermount sink 590 x 450 with a 304 stainless pull-out mixer (WaterMark, WELS 4-star).
- **Bathroom:** Sintered-stone basin on a 900 x 550 timber-grain vanity, matte-black mixer and 750 x 900 framed mirror; back-to-wall close-coupled toilet with soft-close seat (dual flush 4.5 / 3 L).
- **Shower:** Hobless walk-in shower (Livable Housing), 1530 x 1950 black-framed clear toughened-glass screen, matte-black rain shower with handheld and mixer.
- **Wet areas:** SPC waterproof wall panels and 600 x 600 floor tiles with full waterproofing and corner trims.
- **Laundry:** Separate laundry from the 60 m² model up; washer taps and waste in the 34 m² studio.
- **Robes and doors:** Two-door sliding robe 1650 x 2100 in every bedroom; 820 mm hinged bedroom doors, 840 mm moisture-resistant bathroom door; matte-black levers. Entry: 920 x 2040 solid-core door in red-walnut veneer.
- **Electrical:** 30 mA RCDs on all power circuits; 3 GPOs and a data point in every room; 9 W tri-colour dimmable LED downlights; 250 mm exhaust fans ducted outside (≥ 25 L/s); Electrical Safety Certificate.
- **Fire safety:** Interconnected 10-year photoelectric smoke alarms (AS 3786) and a 4.5 kg fire extinguisher.
- **Comfort:** 2.4 kW reverse-cycle split system; 160 L heat-pump hot water.
- **Accessibility (free):** Hobless shower, grab rails, shower seat and a 1:10 step-free entry ramp (concrete or equivalent steel structure).

## Models and fixed prices by state

| Model | VIC | QLD | NSW | WA |
| --- | --- | --- | --- | --- |
| 34 m² | $121,000 | $154,000 | $154,000 | $154,000 |
| 60 m² | $170,500 | $203,500 | $203,500 | $203,500 |
| 80 m² | $218,900 | $236,500 | Not offered | Not offered |
| 80 m² Premium | $253,000 | $275,000 | Not offered | Not offered |
| 80 m² Premium + 20 m² Enclosed Garage | $275,000 | Not offered | Not offered | Not offered |
| 300 m² Rooming House | $748,000 | Not offered | Not offered | Not offered |

Fixed prices in AUD including GST; price book updated 2026-10-17. The signed price is the final price.

The 34 m² studio is 34.3 m² (31.4 m² internal). The 60 m² is 59.86 m² (8.34 x 7.59 m) with two or three bedrooms and one bathroom. The 80 m² is 78.39 m² including a 1.42 m² porch, two or three bedrooms and two bathrooms, with a 2.7 m ceiling (2.4 m on the 34 and 60 m² models). The 300 m² rooming house (nine rooms, nine bathrooms) is a knock-down rebuild offered in Victoria.

## What the fixed price includes and excludes

- Included: design and drawings, building permit and certification, energy assessment, structural engineering, soil test, site preparation and soil removal, the slab or raised steel subfloor, the full build and fit-out above, connection to existing water, power, sewer and stormwater (sewer within 10 m, power cable within 15 m), final inspection and occupancy certificate.
- Excluded: council fees and permits, asset-protection permits, gas and phone / NBN connection, retaining walls over 1 m, fencing, landscaping and paths (optional extras: 1.8 m Colorbond fence $120 + GST per metre; landscaping $2,000 + GST; reinforced concrete path $120 + GST per m²).
- Anything outside the standard allowances (longer service runs, deeper trenches, hard-surface cutting) is quoted in writing before signing; the agreed contract price does not increase during construction.

## Warranty

| Item | VIC · NSW · WA | QLD |
| --- | --- | --- |
| Structure — slab, walls, roof | 6 years | 6 years |
| Waterproofing — membrane, shower seals | 6 years | 6 years (surface items 1 year) |
| Plumbing — pipes, joints, drainage | 6 years | 6 years (minor leaks 1 year) |
| Electrical — wiring, switches, switchboard | 6 years | 6 years (fittings 1 year) |
| Finishes — paint, tiles, hardware | 6 years | 1 year |
| Starts from | Occupancy Permit date (VIC); practical completion (NSW, WA) | Practical completion |

Not covered: normal wear, owner modifications, inadequate maintenance, floods, storms and other natural events, owner-supplied materials. Statutory warranties apply in addition.

## Who builds, leases and finds the property

- E2ES builds the granny flat — design, permits, construction and handover under one fixed-price contract.
- OptimaRea, a licensed Victorian property manager, can lease and manage it after handover — see granny flat leasing (https://optimarea.com.au/granny-flat) and the public leasing dashboard (https://optimarea.com.au/leasing-dashboard).
- PremiumRea, a Melbourne buyer’s agency, finds properties with room for one — see granny flat investment in Victoria (https://premiumrea.com.au/granny-flat-investment-victoria).

## Handbook PDFs (v1.9)

- VIC: English PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-vic-en.pdf) · Chinese PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-vic-cn.pdf)
- QLD: English PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-qld-en.pdf) · Chinese PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-qld-cn.pdf)
- NSW: English PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-nsw-en.pdf) · Chinese PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-nsw-cn.pdf)
- WA: English PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-wa-en.pdf) · Chinese PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-wa-cn.pdf)

## Frequently asked questions

### What frame does an E2ES granny flat use?

LVL or Z275 galvanised steel — never MGP10 pine. The steel frame uses 89-series galvanised steel studs and 90 x 90 mm SHS posts to AS 1397 (G350, Z275); it is termite-proof and does not warp or rot.

### Why not MGP10 pine like most builders?

Because we manage the tenancies afterwards. MGP10 is the industry norm and the cheapest structural option; at 90 x 45 mm, LVL costs about twice as much per metre ($11.42 vs $5.82, Bunnings, 23 October 2026). E2ES estimates the frame upgrade at about $15,000 on a 60 m² flat, and it is included in the fixed price.

### Is an E2ES granny flat on a concrete slab or on stumps?

In Victoria, NSW and WA, an engineered reinforced concrete slab to AS 2870 — about $25,000 for 60 m² against roughly $8,000 for a timber subfloor on stumps, with the difference included in the price. In Queensland, a raised steel subfloor 450 mm above ground on concrete stumps at least 0.8 m deep.

### What insulation and energy rating?

R2.7 walls and R6.0 ceiling, double-glazed toughened windows, 7-star NatHERS on every home.

### What is in the kitchen and bathroom?

Sintered-stone benchtop and a one-piece sintered-stone splashback, oak-grain soft-close cabinetry, Bosch cooktop, oven and slide-out rangehood, 304 undermount sink with pull-out mixer; a sintered-stone basin, hobless walk-in shower with a black-framed glass screen and rain head, and a back-to-wall toilet.

### What warranty does E2ES give?

One 6-year warranty covering structure, waterproofing, plumbing, electrical and finishes in Victoria, NSW and WA. In Queensland it is tiered: structure 6 years, waterproofing, plumbing and electrical 6 years with surface items 1 year, and finishes 1 year.

### How much does a 60 m² E2ES granny flat cost?

$170,500 including GST in Victoria and $203,500 in Queensland, NSW and WA — a fixed price that includes design and approvals, site preparation and service connections within the standard allowances.

### Is accessibility included?

Yes, free on every build: grab rails, a shower seat, a hobless shower and a 1:10 step-free entry ramp.

## Glossary

- **LVL:** Laminated veneer lumber — thin wood veneers glued under pressure into a straight, stable structural member. At 90 x 45 mm it retails at about twice the price of MGP10 pine.
- **MGP10:** Machine-graded structural pine, stress grade 10 — the timber most Australian houses and granny flats are framed in.
- **Z275 galvanised steel:** Steel with a zinc coating of 275 g/m² (both sides). It does not rot or warp and termites cannot eat it.
- **SHS:** Square hollow section — the 90 x 90 mm steel posts in the E2ES frame.
- **PFC:** Parallel flange channel — the 250 mm steel bearers of the Queensland raised subfloor.
- **AS 2870:** The Australian Standard for residential slabs and footings; the slab is designed to it from a soil test.
- **NatHERS:** Nationwide House Energy Rating Scheme. Every E2ES home is 7-star.
- **WPC panel:** Wood-plastic composite wall and ceiling panel; prefinished, so walls and ceilings need no plastering or painting.
- **SPC flooring:** Stone-plastic composite (hybrid) flooring with a waterproof rigid core; 7 mm, laid over an acoustic underlay.
- **Sintered stone:** A dense engineered stone panel; used for the benchtop, the one-piece splashback and the bathroom basin.

## Sources

- E2ES granny flat handbook v1.9 (VIC, QLD, NSW, WA; English and Chinese) — The specification, inclusions, warranty and structure-cost estimates on this page. https://e2es.com.au/brochures/e2es-granny-v1.9-vic-en.pdf (accessed 2026-10-24)
- E2ES price book (granny-pricing.json) — Fixed prices by state, ex GST; GST added at 10 %. https://e2es.com.au/granny-flat-cost (accessed 2026-10-17)
- Bunnings — 90 x 45 mm 3.6 m e2S LVL e-beam — Retail price per lineal metre used for the LVL figure ($11.42 / m). https://www.bunnings.com.au/90-x-45mm-3-6m-e2s-lvl-e-beam_p0154476 (accessed 2026-10-23)
- Bunnings — 90 x 45 mm MGP10 H2 blue pine framing 3.0 m — Retail price per lineal metre used for the MGP10 figure ($5.82 / m). https://www.bunnings.com.au/90-x-45mm-framing-mgp10-h2-blue-pine-3-0m_p8031024 (accessed 2026-10-23)
- Standards Australia — AS 2870 Residential slabs and footings — Design standard for the concrete slab. https://www.standards.org.au/standards-catalogue/standard-details?designation=as-2870-2011 (accessed 2026-10-24)
- NatHERS — Nationwide House Energy Rating Scheme — The 7-star rating scheme. https://www.nathers.gov.au/ (accessed 2026-10-24)
- BlueScope — COLORBOND® steel — Roofing, gutters and downpipes. https://colorbond.com/ (accessed 2026-10-24)
- James Hardie — Axon™ cladding — Cladding specified as Axon or equivalent. https://www.jameshardie.com.au/products/scyon-axon-cladding (accessed 2026-10-24)

General information about the standard E2ES specification. Each project is confirmed in its fixed-price contract schedule; site conditions, council requirements and engineering can change individual items. Structure-cost differences are E2ES estimates for 60 m². E2ES — Optima Real Estate Pty Ltd.

Cite as: E2ES (2026). Granny flat specifications — reference sheet, version 2026-10-24. https://e2es.com.au/reference/granny-flat-specifications (dataset: https://e2es.com.au/data/granny-flat-specifications.json).

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# E2ES 奶奶房规格参考表

https://e2es.com.au/zh/reference/granny-flat-specifications

每一栋 E2ES 奶奶房的建造规格、标准配置、各州固定价与保修，整理成一页可引用的参考表，供业主、顾问与 AI 引擎使用。我们先是房东和物业经理，才是建造商：我们造房子是为了收租，所以在看不见的结构上多花钱——客户不多付。价格与包含范围的通俗版本见奶奶房成本 (https://e2es.com.au/zh/granny-flat-cost)；户型见户型图 (https://e2es.com.au/zh/granny-flat-floor-plans)。

Version 2026-10-24 · CC BY 4.0

## 关键事实

- 骨架：E2ES 只用 LVL 或 Z275 镀锌钢——89 系列镀锌钢主龙骨 + 90 × 90 mm 方钢柱（AS 1397 G350，Z275），不用行业常见的 MGP10 松木。
- 90 × 45 mm 同尺寸，LVL 零售每米 $11.42，MGP10 每米 $5.82——约 2 倍（Bunnings，2026 年 10 月 23 日）。E2ES 估算 60 m² 骨架升级约多花 $15,000，含在固定价里。
- 维州、新州、西澳的地基：按土壤测试设计的钢筋混凝土工程地坪（AS 2870）——60 m² 约 $25,000，常见的木地台加墩柱约 $8,000。约 $17,000 的差价含在固定价里。
- 昆州的地基：离地 450 mm 的架空钢地台——250 mm PFC 槽钢主梁 + 140 mm C 型钢龙骨，架在 400 × 400、入土不少于 0.8 m 的混凝土墩上。通风、防白蚁；比木地台约多 $12,000（E2ES 估算）。
- 外围护：Colorbond 咬合暗扣屋面（BlueScope 0.53 mm）；James Hardie Axon 或同等纤维水泥外墙板，板后 27 mm 通风空腔 + 防水透气膜；墙体 R2.7、天花 R6.0 保温；深黑色铝框双层中空钢化玻璃窗；7 星 NatHERS。
- 室内：8 mm WPC 墙面与天花板（免油漆）、7 mm SPC 地板 + 静音垫、岩板台面 + 整块 3200 × 1600 岩板挡水、Bosch 电陶炉 / 烤箱 / 抽拉烟机、无槛步入式淋浴、壁靠式马桶、160 L 热泵热水器、2.4 kW 冷暖分体空调。
- 户型：34 m² studio、60 m² 两房或三房（59.86 m²，8.34 × 7.59 m）、80 m² 两卫（层高 2.7 m）、80 m² Premium（四坡屋面），维州另有 300 m² 九房 rooming house。
- 固定价，签约价 = 交付价：设计报建、场地平整与土壤清运、地坪或架空地台、接驳现有水电排污雨水（排污 10 m、电缆 15 m 以内）全部包含。
- 保修：维州、新州、西澳一个 6 年保修覆盖全部项目（维州自 Occupancy Permit 签发日起算）；昆州按项分级，结构 6 年。
- 每一栋免费提供无障碍配置：扶手、淋浴座椅、1:10 无台阶入户坡道。

## 各州结构

| 部位 | 维州 · 新州 · 西澳 | 昆州 | 常见做法 |
| --- | --- | --- | --- |
| 骨架 | LVL 或 Z275 镀锌钢（89 系列主龙骨、90 × 90 mm 方钢柱） | LVL 或 Z275 镀锌钢 | MGP10 松木 |
| 地基 | 钢筋混凝土工程地坪（AS 2870），34 m² 约 10 方、60 m² 约 18 方 | 离地 450 mm 架空钢地台，混凝土墩入土 ≥ 0.8 m | 木地台 + 墩柱；华夫板地坪 |
| 楼面结构 | 混凝土地坪 | 250 mm PFC 主梁 + 140 mm C 型钢龙骨 + 结构楼板 | 木龙骨上铺刨花板 |
| 防白蚁 | 钢骨架白蚁不蛀；浇筑地坪时另做防白蚁处理（AS 3660.1） | 钢地台与钢骨架白蚁不蛀；架空层便于检查 | 防腐松木 + 化学屏障 |
| 屋面 | Colorbond 咬合暗扣，BlueScope 0.53 mm，特制防漏雨斜平顶（80 m² Premium 为四坡屋面） | 同左 | — |
| 外墙 | James Hardie Axon 或同等纤维水泥板，27 × 70 副龙骨，27 mm 通风空腔 | 同左 | — |
| 防水透气膜 | 0.5 mm，不透水 2000 mm / 2 h，50 mm 搭接胶带 | 同左 | — |
| 保温 | 墙体 R2.7（90 mm 骨架满填）、天花 R6.0 | 同左 | — |
| 窗 | 深黑色铝框，双层中空钢化玻璃 5+12A+5；卫浴磨砂；纱窗 | 同左 | — |
| 能效 | 7 星 NatHERS | 7 星 NatHERS | — |

## 看不见的结构——我们在哪里多花钱

租客永远看不见的两样东西，决定了一栋奶奶房第十年让业主花多少钱：骨架和地基。以下是 E2ES 按 60 m² 的估算。多花的部分含在固定价里——客户不多付。

| 项目 | E2ES | 常见做法 | E2ES 多花（60 m²，估算） |
| --- | --- | --- | --- |
| 骨架 | LVL 或 Z275 镀锌钢 | MGP10 松木（90 × 45 mm：LVL $11.42 / 米，MGP10 $5.82 / 米） | 约 $15,000 |
| 地基——维州、西澳 | 钢筋混凝土工程地坪，约 $25,000+ | 木地台 + 墩柱，约 $8,000 | 约 $17,000 |
| 地基——新州 | 钢筋混凝土工程地坪 | 华夫板地坪 | 约 $5,000 |
| 地基——昆州 | 混凝土墩上的架空钢地台 | 木地台 + 墩柱 | 约 $12,000 |

LVL 与 MGP10 价格：Bunnings 每米零售价，2026 年 10 月 23 日。骨架与地基差价：E2ES 按 60 m² 估算，以个案报价为准。

## 标准配置——室内

- **墙面与天花:** 8 mm WPC 饰面板（栀子白），一体成型、免批灰免油漆；卫浴天花为蜂窝铝复合吊顶；66 × 18 mm 预涂底漆实木踢脚与门套线。
- **地面:** 全屋 7 mm SPC 硬质复合地板 + 静音垫；湿区 600 × 600 R10 防滑地砖。
- **厨房:** 16 mm 橡木纹柜体 + 1 mm 封边，缓冲铰链与滑轨，哑光黑拉手，含吊柜；岩板台面；挡水由整块 3200 × 1600 岩板切割成型。
- **厨电:** Bosch 电陶炉（34 m² 30 cm，60 / 80 m² 60 cm）、Bosch 不锈钢嵌入式电烤箱、Bosch 60 cm 抽拉式烟机（外排）。
- **水槽:** 304 食品级不锈钢台下盆 590 × 450 + 304 不锈钢抽拉龙头（WaterMark，WELS 4 星）。
- **卫浴:** 岩板台盆 + 900 × 550 木纹浴柜，哑光黑龙头与 750 × 900 边框镜；壁靠式连体座便 + 缓降盖板（双冲 4.5 / 3 L）。
- **淋浴:** 无槛步入式淋浴（符合 Livable Housing），1530 × 1950 黑框透明钢化玻璃淋浴门，哑光黑顶喷 + 手持花洒 + 混水阀。
- **湿区:** SPC 防水墙板 + 600 × 600 地砖，含全部防水与阳角收边。
- **洗衣:** 60 m² 起设独立洗衣区；34 m² studio 预留洗衣机进排水口。
- **衣柜与门:** 每间卧室 2 门推拉衣柜 1650 × 2100；卧室 820 mm 平开门、卫生间 840 mm 防潮门；哑光黑执手。入户门为 920 × 2040 红胡桃木饰面实芯门。
- **电气:** 全部电源回路 30 mA 漏电保护；每间房 3 个 GPO + 1 个数据点；9 W 三色可调光 LED 筒灯；250 mm 外排式排气扇（≥ 25 L/s）；电气安全证书。
- **消防:** 10 年电池无线互联光电烟感（AS 3786）+ 4.5 kg 灭火器。
- **舒适:** 2.4 kW 冷暖分体空调；160 L 热泵热水器。
- **无障碍（免费）:** 无槛淋浴、扶手、淋浴座椅、1:10 无台阶入户坡道（混凝土或同等规格钢结构）。

## 户型与各州固定价

| 户型 | 维州 | 昆州 | 新州 | 西澳 |
| --- | --- | --- | --- | --- |
| 34 平 | $121,000 | $154,000 | $154,000 | $154,000 |
| 60 平 | $170,500 | $203,500 | $203,500 | $203,500 |
| 80 平 | $218,900 | $236,500 | 本州不提供 | 本州不提供 |
| 80 平 Premium | $253,000 | $275,000 | 本州不提供 | 本州不提供 |
| 80 平 Premium + 20 平封闭车库 | $275,000 | 本州不提供 | 本州不提供 | 本州不提供 |
| 300 平 Rooming House | $748,000 | 本州不提供 | 本州不提供 | 本州不提供 |

固定价，含 GST，单位澳元；价目更新于 2026-10-17。签约价 = 交付价。

34 m² studio 占地 34.3 m²（室内 31.4 m²）。60 m² 为 59.86 m²（8.34 × 7.59 m），两房或三房一卫。80 m² 为 78.39 m²（含 1.42 m² 门廊），两房或三房两卫，层高 2.7 m（34 与 60 m² 为 2.4 m）。300 m² rooming house（九房九卫）为维州推倒重建项目。

## 固定价包含与不含

- 包含：设计与图纸、building permit 与认证、能效评估、结构工程、土壤测试、场地平整与土壤清运、地坪或架空钢地台、上述全部建造与室内配置、接驳现有水电排污雨水（排污 10 m、电缆 15 m 以内）、终检与入住许可。
- 不含：政府规费与许可、资产保护许可、燃气与电话 / NBN 接入、1 m 以上挡土墙、围栏、景观与水泥路（可选：1.8 m Colorbond 围栏每米 $120 + GST；景观 $2,000 + GST；钢筋混凝土路每平米 $120 + GST）。
- 超出标准额度的部分（更长的管线、更深的沟槽、硬地面切割）在签约前书面报价；约定的合同价在施工期间不再增加。

## 保修

| 项目 | 维州 · 新州 · 西澳 | 昆州 |
| --- | --- | --- |
| 结构——地基、承重墙、屋顶 | 6 年 | 6 年 |
| 防水——防水膜、淋浴密封 | 6 年 | 6 年（表面老化 1 年） |
| 水管——管道、接头、排水 | 6 年 | 6 年（轻微渗漏 1 年） |
| 电气——线路、开关、配电箱 | 6 年 | 6 年（小件 1 年） |
| 装修与表面——油漆、瓷砖、五金 | 6 年 | 1 年 |
| 起算日 | 维州自 Occupancy Permit 签发日；新州、西澳自完工日 | 自完工日 |

保修不含：正常磨损、业主自行改动、维护不当、洪水风暴等自然灾害、业主自购材料。法定保修另外适用。

## 谁建造、谁出租、谁帮你买

- E2ES 建造奶奶房——设计、报建、施工到交付，一份固定价合同。
- OptimaRea 是持牌维州物业管理公司，交付后可以负责招租与管理——见奶奶房出租管理 (https://optimarea.com.au/zh/granny-flat)与公开租赁看板 (https://optimarea.com.au/zh/leasing-dashboard)。
- PremiumRea 是墨尔本买家中介，帮你找能加建奶奶房的房子——见维州奶奶房投资 (https://premiumrea.com.au/zh/granny-flat-investment-victoria)。

## 手册 PDF（v1.9）

- 维州：中文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-vic-cn.pdf) · 英文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-vic-en.pdf)
- 昆州：中文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-qld-cn.pdf) · 英文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-qld-en.pdf)
- 新州：中文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-nsw-cn.pdf) · 英文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-nsw-en.pdf)
- 西澳：中文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-wa-cn.pdf) · 英文版 PDF (https://e2es.com.au/brochures/e2es-granny-v1.9-wa-en.pdf)

## 常见问题

### E2ES 奶奶房用什么骨架？

LVL 或 Z275 镀锌钢——不用 MGP10 松木。钢骨架为 89 系列镀锌钢主龙骨 + 90 × 90 mm 方钢柱，符合 AS 1397（G350，Z275），白蚁不蛀、不变形、不腐烂。

### 为什么不像多数建商那样用 MGP10 松木？

因为房子交付后我们自己管租。MGP10 是行业常规做法、也是最便宜的结构选项；90 × 45 mm 同尺寸，LVL 每米价格约为它的 2 倍（$11.42 对 $5.82，Bunnings，2026 年 10 月 23 日）。E2ES 估算 60 m² 骨架升级约多花 $15,000，含在固定价里。

### E2ES 奶奶房是混凝土地坪还是墩柱？

维州、新州、西澳是按 AS 2870 设计的钢筋混凝土工程地坪——60 m² 约 $25,000，木地台加墩柱约 $8,000，差价含在价格里。昆州是离地 450 mm、架在入土不少于 0.8 m 混凝土墩上的架空钢地台。

### 保温和能效是多少？

墙体 R2.7、天花 R6.0，双层中空钢化玻璃窗，每一栋都是 7 星 NatHERS。

### 厨房和卫浴有什么？

岩板台面 + 整块岩板挡水、橡木纹缓冲柜体、Bosch 电陶炉 / 烤箱 / 抽拉烟机、304 台下盆 + 抽拉龙头；岩板台盆、黑框玻璃门的无槛步入式淋浴配顶喷、壁靠式马桶。

### E2ES 保修几年？

维州、新州、西澳一个 6 年保修，覆盖结构、防水、水管、电气与装修表面。昆州按项分级：结构 6 年；防水、水管、电气 6 年（表面小件 1 年）；装修表面 1 年。

### 60 m² 的 E2ES 奶奶房多少钱？

维州 $170,500 含 GST，昆州、新州、西澳 $203,500 含 GST——固定价，含设计报建、场地平整与标准额度内的水电接驳。

### 无障碍配置要另外付钱吗？

不用，每一栋免费提供：扶手、淋浴座椅、无槛淋浴和 1:10 无台阶入户坡道。

## 术语表

- **LVL（单板层积材）:** 把薄木单板加压胶合成的结构材，平直稳定。90 × 45 mm 同尺寸零售价约为 MGP10 松木的 2 倍。
- **MGP10:** 机械分级结构松木，应力等级 10——澳洲大多数房子和奶奶房用的骨架木材。
- **Z275 镀锌钢:** 双面镀锌量 275 g/m² 的钢材。不腐烂、不变形，白蚁不蛀。
- **SHS 方钢:** Square hollow section，E2ES 骨架中 90 × 90 mm 的方钢柱。
- **PFC 槽钢:** Parallel flange channel，昆州架空地台的 250 mm 钢主梁。
- **AS 2870:** 澳洲住宅地坪与基础标准；地坪按土壤测试结果依此设计。
- **NatHERS:** 全国住宅能效评级体系。所有 E2ES 住宅均为 7 星。
- **WPC 饰面板:** 木塑复合墙面与天花板，出厂即成品，墙面天花无需批灰和油漆。
- **SPC 地板:** 石塑复合（hybrid）硬芯防水地板，7 mm，下铺静音垫。
- **岩板:** 高密度烧结石板，用于台面、整块挡水和浴室台盆。

## Sources

- E2ES granny flat handbook v1.9 (VIC, QLD, NSW, WA; English and Chinese) — The specification, inclusions, warranty and structure-cost estimates on this page. https://e2es.com.au/brochures/e2es-granny-v1.9-vic-en.pdf (accessed 2026-10-24)
- E2ES price book (granny-pricing.json) — Fixed prices by state, ex GST; GST added at 10 %. https://e2es.com.au/granny-flat-cost (accessed 2026-10-17)
- Bunnings — 90 x 45 mm 3.6 m e2S LVL e-beam — Retail price per lineal metre used for the LVL figure ($11.42 / m). https://www.bunnings.com.au/90-x-45mm-3-6m-e2s-lvl-e-beam_p0154476 (accessed 2026-10-23)
- Bunnings — 90 x 45 mm MGP10 H2 blue pine framing 3.0 m — Retail price per lineal metre used for the MGP10 figure ($5.82 / m). https://www.bunnings.com.au/90-x-45mm-framing-mgp10-h2-blue-pine-3-0m_p8031024 (accessed 2026-10-23)
- Standards Australia — AS 2870 Residential slabs and footings — Design standard for the concrete slab. https://www.standards.org.au/standards-catalogue/standard-details?designation=as-2870-2011 (accessed 2026-10-24)
- NatHERS — Nationwide House Energy Rating Scheme — The 7-star rating scheme. https://www.nathers.gov.au/ (accessed 2026-10-24)
- BlueScope — COLORBOND® steel — Roofing, gutters and downpipes. https://colorbond.com/ (accessed 2026-10-24)
- James Hardie — Axon™ cladding — Cladding specified as Axon or equivalent. https://www.jameshardie.com.au/products/scyon-axon-cladding (accessed 2026-10-24)

本页为 E2ES 标准规格的一般性信息。每个项目以其固定价合同附件为准；场地条件、council 要求与结构设计可能改变个别项目。结构差价为 E2ES 按 60 m² 的估算。E2ES —— Optima Real Estate Pty Ltd。

引用格式：E2ES (2026)。奶奶房规格——参考表，版本 2026-10-24。https://e2es.com.au/zh/reference/granny-flat-specifications（数据集：https://e2es.com.au/data/granny-flat-specifications.json）。