Brisbane · South-East Queensland · Australia
Granny flat Brisbane — secondary dwelling
fixed price from $154k inc GST.
End-to-end Brisbane granny flat builder — Brisbane City Plan + Queensland Development Code MP1.1 secondary dwelling pathway. Home options with published Queensland prices. We handle permit, slab, frame, fitout, leasing and ongoing management from one fixed-price contract.
Who builds it, for how much, how long
Granny flat builder in Brisbane: E2ES at a glance
E2ES is an end-to-end granny flat builder: it designs, approves, builds, leases and manages the dwelling under one contract. In Brisbane it builds to the Queensland price book — 4 home options at fixed prices including GST: 34 m² (1 bedroom) $154,000; 60 m² (2 or 3 bedrooms) $203,500; 80 m² (2 or 3 bedrooms) $236,500; 80 m² Premium (2 or 3 bedrooms) $275,000 (price book updated 2026-10-17). Each is one fixed price, all in: design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the raised steel subfloor, site clean-up and basic landscaping are included; the only exclusions are separate power and water meters and NBN connection (if required), and the fridge, washing machine, dishwasher and modem. The programme is 4 weeks paperwork, then 3 months construction. Scope, site requirements and the schedule are agreed before signing; the agreed contract price stays fixed during the build.
- Service area
- Brisbane and Gold Coast (Queensland). E2ES also builds in Melbourne, Geelong, Ballarat, Bendigo, Sydney and Perth.
- Fixed prices, inc GST
- 34 m² (1 bedroom) $154,000 · 60 m² (2 or 3 bedrooms) $203,500 · 80 m² (2 or 3 bedrooms) $236,500 · 80 m² Premium (2 or 3 bedrooms) $275,000
- What the price covers
- One fixed price, all in: design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the raised steel subfloor, site clean-up and basic landscaping. Not included: separate power and water meters and NBN connection (if required), and the fridge, washing machine, dishwasher and modem. Variations only arise if you ask for customisation.
- Programme
- 4 weeks paperwork, then 3 months construction. Scope, site requirements and the schedule are agreed before signing; the agreed contract price stays fixed during the build.
- Structure
- LVL or Z275 galvanised steel frame (no MGP10 pine) on a raised steel subfloor 450 mm above ground on concrete stumps at least 0.8 m deep; Colorbond concealed-fix roof; James Hardie Axon or equivalent cladding over a ventilated cavity; R2.7 wall and R6.0 ceiling insulation; double-glazed windows. 7-star NatHERS.
- Warranty
- Tiered by item in Queensland, with the structure at 6 years.
- Approvals
- The building approval is issued by a QBCC-licensed private building certifier, not the council; the planning position comes from your council’s scheme and any overlay on the lot. Since 26 September 2022 a Queensland secondary dwelling can be rented to anyone.
- Completed builds
- 77 completed and leased E2ES dwellings across 21 suburbs are mapped with their weekly rents at /our-builds (74 in Victoria, 3 in Queensland; dataset refreshed 2026-08-27).
- Contact
- enquiries@e2es.com.au · +61 480 099 909 · Suite 631, Waterman Workspace, 44 Lakeview Drive, Scoresby VIC 3179
Next step: check an address, compare the floor plans, or book a free site assessment.
Price book updated 2026-10-17 · builder facts reviewed 2026-11-03
The short answer
E2ES builds granny flats — secondary dwellings, in Queensland terms — across Brisbane and South-East Queensland at fixed prices from $154,000 inc GST, including $154,000 inc GST for a 34 m² studio and $203,500 inc GST for a 60 m² two-bedroom. The same contract covers the site assessment, design, engineering, the planning and building approvals, construction, then leasing the finished dwelling and managing the tenancy. Two approvals are involved and they come from different places: the planning position is set by your council’s scheme — in Brisbane, the City Plan 2014 provisions for a house that includes a secondary dwelling, plus any overlay on your lot — while the building approval is issued by a private building certifier licensed by the QBCC rather than by the council. Since 26 September 2022 a Queensland secondary dwelling can be rented to anyone state-wide. The price is all in — site preparation, trenching and connection to existing water, power, sewer and stormwater, the raised steel subfloor and site clean-up are included, and variations only arise if you ask for customisation.
- Fixed prices (Queensland)
- From $154,000 inc GST — 34 m² $154,000 · 60 m² $203,500 · 80 m² $236,500 · 80 m² Premium $275,000
- Planning
- Brisbane City Plan 2014 secondary dwelling provisions + your lot’s overlays
- Building approval
- Issued by a QBCC-licensed private building certifier, not the council
- Who can rent it
- Anyone, state-wide, since 26 September 2022
- What the price includes
- All in: site preparation, trenching, connection to existing water, power, sewer and stormwater, the raised steel subfloor, site clean-up and basic landscaping
- Standards changing
- The Housing Code transition runs from 1 September 2026 to 1 September 2029. During it, local planning-scheme adoption determines whether the new code applies; otherwise the previous QDC provisions or local alternative siting provisions continue.
- Typical timeline
- ~2–2.5 months decision → finished build on a straightforward lot; overlay lots confirmed in writing before contract
Regulatory references on this page were last verified on
Brisbane / SEQ — the planning rules
A new secondary dwelling in Brisbane requires building approval. The relevant local council must also confirm whether development approval is required under its planning scheme; the Brisbane region includes several council areas. Siting requirements depend on the applicable local provisions and Queensland’s conditional Housing Code transition. We confirm the council, approval scope and service conditions before agreeing the project programme. Confirm which council administers the lot: Brisbane City Council, Logan, Ipswich, Moreton Bay and Redland have different schemes. Check the applicable heritage, flood, bushfire and biodiversity controls and any council or service-provider charges.
Since 26 September 2022, a Queensland secondary dwelling can be rented to anyone, state-wide. The approval pathways, council-by-council size caps and renting-law chapters are set out in our complete Queensland granny flat rules guide.
Planning instrument
Brisbane City Plan 2014 — dwelling house provisions for a house that includes a secondary dwelling, plus your lot’s overlays
Building approval
Issued by a private building certifier licensed by the QBCC, not by the council. Required for every dwelling, always
Statewide siting standards
The Housing Code transition runs from 1 September 2026 to 1 September 2029. During it, local planning-scheme adoption determines whether the new code applies; otherwise the previous QDC provisions or local alternative siting provisions continue.
Who can rent it
Anyone, state-wide, since 26 September 2022 — but the building code’s fire and sound-transmission requirements apply once it is let separately
Infrastructure Charge
Council and service-provider charges depend on the applicable approval and current resolutions; confirm for the property in writing.
Which tenancy agreement
Self-contained with no access to the main house → a general tenancy agreement. Shared kitchen or facilities → a rooming accommodation agreement (Residential Tenancies Authority)
Rental tenancy law
Residential Tenancies and Rooming Accommodation Act 2008 (Qld)
Lot size
There is no single state-wide minimum for a secondary dwelling — it comes from your council’s scheme and your lot’s zone. We check yours on Queensland Globe (the official cadastral viewer) at the free site assessment and report it in writing
Top Brisbane / SEQ suburbs where we build
Suburbs with ≥ 400 m² lot density, friendly councils and strong tenant demand from Brisbane / Logan / Ipswich employment corridors.
Logan Central
Logan City
$340–$400/wk
Logan Central guide
Browns Plains
Logan City
$350–$420/wk
Browns Plains guide
Marsden
Logan City
$340–$400/wk
Marsden guide
Springwood
Logan City
$370–$440/wk
Springwood guide
Beenleigh
Logan City
$340–$400/wk
Beenleigh guide
Capalaba
Redland City
$370–$440/wk
Capalaba guide
Cleveland
Redland City
$390–$460/wk
Cleveland guide
Forest Lake
Brisbane City
$380–$440/wk
Forest Lake guide
Inala
Brisbane City
$340–$400/wk
Inala guide
Acacia Ridge
Brisbane City
$360–$420/wk
Acacia Ridge guide
Goodna
Ipswich
$320–$380/wk
Goodna guide
Ipswich
Ipswich
$330–$400/wk
Ipswich guide
Brisbane rents and yield — what we state (October 2026)
| Plan | Price (inc GST) | Target Rent | Notes |
|---|---|---|---|
| 34 m² Compact Studio | $154,000 inc GST | $360 / wk (target) | Target rent; cash flow depends on your rate and the rent actually achieved |
| 60 m² Two-Bedroom | $203,500 inc GST | $470 / wk (target) | Target rent; cash flow depends on your rate and the rent actually achieved |
| 80 m² | $236,500 inc GST | Rental estimate to follow | Details and timing to be confirmed |
| 80 m² Premium | $275,000 inc GST | Rental estimate to follow | Details and timing to be confirmed |
Target rents are our own leasing estimate for these suburbs and are not a forecast of what your dwelling will let for. Queensland build prices apply. We removed the previously published "cash-on-cash" percentages from this table on 31 August 2026 because they were computed before finance costs, and on 21 October 2026 the rent-to-build-cost percentages as well.
The only yield figures E2ES publishes are its owner's stated upper range, dated 21 October 2026: a rooming house can reach a gross yield of up to 13% in Melbourne and up to 15% in Queensland. That is an upper range, not a forecast or an expected result — the outcome for any property depends on the site, the rents achieved, vacancy and costs. A granny flat is not a rooming house, and E2ES states no granny-flat yield above that range. No range is stated for New South Wales or Western Australia.
Target rent divided by the build price is not a rental yield: it leaves out the land, vacancy and every holding cost, so we no longer publish that ratio.
Brisbane granny flat — FAQ
E2ES Brisbane uses QLD fixed build prices: 34 m² $154,000 inc GST · 60 m² $203,500 inc GST. The price is all in — site preparation, trenching and connection to existing water, power, sewer and stormwater, the raised steel subfloor and site clean-up are included, and variations only arise if you ask for customisation. Additional published models: 80 m² $236,500 inc GST · 80 m² Premium $275,000 inc GST. Layouts, specifications and timing are to be confirmed; register your interest in the configurator.
There is no single state-wide minimum. It comes from your council’s planning scheme and your lot’s zone, and Brisbane City Council has been amending its small-scale housing provisions (including those for secondary dwellings), so a figure quoted in an article written last year may already be out of date. Rather than publish a number that could be wrong for your lot, we check yours at the free site assessment on Queensland Globe (the official cadastral viewer) against the current City Plan provisions and any overlays, and report the answer to you in writing before any contract.
The Housing Code transition runs from 1 September 2026 to 1 September 2029. During it, local planning-scheme adoption determines whether the new code applies; otherwise the previous QDC provisions or local alternative siting provisions continue. Do not infer code adoption from the suburb’s marketing region or from a statewide publication date. Check the council’s current scheme and the assessment provisions that apply to the actual lot.
Yes. Since 26 September 2022 a Queensland secondary dwelling can be rented to anyone, related to the main household or not — a Planning Regulation amendment removed the restriction state-wide. Which agreement applies depends on the physical arrangement, not on a lease count: the Residential Tenancies Authority treats a self-contained dwelling with no access to the main house as a general tenancy, and an arrangement where tenants share the kitchen or other facilities as rooming accommodation. Note also that once a secondary dwelling is let separately the building code’s additional fire and sound-transmission requirements apply. (An earlier version of this answer said "Class 1a allows up to 3 separate leases per lot without a rooming-house licence" — that was wrong. NCC Class 1a and Class 1b are building classifications, not permitted lease counts.)
The fixed programme is 4 weeks of paperwork followed by 3 months of construction. The fixed price covers the agreed contract scope and does not increase during construction. The scope and programme start dates are confirmed in writing before signing. Approval requirements are assessed for the lot before contract; leasing follows completion and the occupancy certificate.
Yes — anywhere in SEQ within ~80 km of Brisbane CBD. Sunshine Coast, Caboolture, Moreton Bay, Logan, Ipswich, Redland and Gold Coast are all serviced.
We publish the inputs and let you run them. Queensland fixed prices are $154,000 inc GST for the 34 m² one-bedroom home, $203,500 for the 60 m² two- or three-bedroom home, $236,500 for the 80 m² home and $275,000 for the 80 m² Premium — one fixed price, all in. The target rents we publish for Brisbane are $360 a week for the 34 m² and $470 a week for the 60 m²: our own leasing estimates, set in writing per suburb at the free site assessment, not achieved rents or a forecast. Since 26 September 2022 a Queensland secondary dwelling can be rented to anyone, on a general tenancy agreement when it is self-contained. The three completed and leased E2ES dwellings in Queensland (Loganlea and Capalaba) are on the /our-builds map with their recorded weekly rents. We publish no granny-flat yield: E2ES owner-stated upper range (21 October 2026): rooming-house gross yield of up to 13% in Melbourne and up to 15% in Queensland — not a forecast; the result depends on site, rents, vacancy and costs. Cash flow depends on your interest rate, how much you borrow, the rent actually achieved, vacancy and holding costs — the ROI calculator shows it from your own inputs and deliberately shows no yield percentage, so take the written site assessment to your own adviser.
Sources and verification
Prices are E2ES fixed-contract prices. Every regulatory and charge statement on this page traces to a primary source below, each opened or search-verified on 31 August 2026. Council schemes and charge resolutions change — confirm the position for your own lot before committing, which is what the free site assessment does in writing.
- 1Brisbane City Council — Secondary dwellings (granny flats) — City Plan 2014 treats a house as able to include two dwellings, one of which is a secondary dwelling. Whether planning approval is needed depends on your zone and overlays; every dwelling needs building approval from a licensed certifier.
- 2Brisbane City Council — Major amendment package L — The current amendment package covering small-scale housing, including secondary dwellings and rooming accommodation. Check it before relying on any published lot-size or size-cap figure.
- 3Brisbane City Council — Infrastructure charges — The charges levied on a secondary dwelling, set by the Brisbane Infrastructure Charges Resolution.
- 4Planning Queensland — Changes to secondary dwellings — The 26 September 2022 Planning Regulation change that removed the restriction on who may occupy a secondary dwelling, and the note that development, building and fire-safety requirements still apply.
- 5Residential Tenancies Authority — Secondary dwellings — Which agreement applies: a general tenancy agreement where the dwelling is self-contained with no access to the main house, a rooming accommodation agreement where facilities are shared.
- 6QBCC — Building approvals and certification — In Queensland building approvals are issued by private building certifiers, who must themselves hold a QBCC licence.
- 7QBCC — Search a register — Queensland’s public licensee register. Look up any builder or certifier — including us — before you sign.
- 8Business Queensland — Queensland Development Code — The state-wide code containing MP1.1 / MP1.2, the design and siting standards that apply unless a council scheme sets alternatives.
- 9Queensland Government — Queensland Housing Code — The replacement for QDC Parts 1.1 and 1.2, proposed to commence 1 September 2026 subject to Governor-in-Council approval, with a three-year council transition.
- 10National Construction Code — Building classifications — Class 1a is a single dwelling; Class 1b is a boarding house, guest house or hostel under 300 m² ordinarily housing fewer than 12 people. Neither is a permitted lease count.
Free Site Assessment
Start with a
30-minute site visit.
Tell us your address and the layout you have in mind. We’ll review council overlays and site requirements, then discuss your design, scope and quote. No obligation.
Sales & Feasibility
+61 480 099 909
enquiries@e2es.com.au
Office
Suite 631, Waterman Workspace, 44 Lakeview Drive, Scoresby VIC 3179