Transparent pricing
Granny flat cost in Australia 2026 —
fixed price, no surprises.
Every line item, every inclusion, every cash-flow scenario — laid out before you sign. E2ES is an Australian granny flat builder publishing one fixed, all-in price per state alongside the full inclusions list.
By Yan Zhu · Co-Founder & Chief Data Officer, E2ES
The short answer
A fully finished, turnkey 60 m² two-bedroom granny flat in Melbourne costs $170,500 inc GST on a fixed-price contract with E2ES in 2026. The 34 m² Compact Studio is $121,000 inc GST. These are Victorian prices. The 34 m² / 60 m² prices in Queensland, New South Wales and Western Australia are $154,000 / $203,500 inc GST. The price is all in: site preparation, trenching and connection to existing services, the slab and site clean-up are included, and variations only arise if you ask for customisation. 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.
- 60 m² two-bedroom, turnkey
- $170,500 inc GST — fixed price
- 34 m² studio, turnkey
- $121,000 inc GST — fixed price
- Cash you fund yourself
- VIC illustration: $33,000–$46,500 (20% ex-GST + all GST), staged across the contract
- Fixed programme
- 4 weeks paperwork + 3 months construction
- Planning permit in Victoria
- Not required in the main residential zones on a lot of 300 m² or more when the VC306 small second dwelling conditions are met (planning limit 80 m²); overlays or title restrictions can change that. A building permit is always required
- What can change the price
- Only customisation you ask for — site preparation, connections and the slab are in the fixed price
Regulatory references on this page were last verified on · the Victorian rules behind the no-permit pathway (VC306 / VC253) · how the 34, 60 and 80 m² homes map to the VC306 rule
Published build prices by state
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.
Scroll across to compare all four states.
| Home option | VICinc GST | QLDinc GST | NSWinc GST | WAinc GST |
|---|---|---|---|---|
| 34 m² Compact | $121,000 | $154,000 | $154,000 | $154,000 |
| 60 m² Home | $170,500 | $203,500 | $203,500 | $203,500 |
| 80 m² Home | $218,900 | $236,500 | — | — |
| 80 m² Premium | $253,000 | $275,000 | — | — |
| 80 m² Premium + 20 m² enclosed garage | $275,000 | — | — | — |
| 300 m² Rooming House | $748,000 | — | — | — |
Who builds it, for how much, how long
Who builds this, and what to do next
E2ES builds granny flats in Melbourne, Geelong, Ballarat and Bendigo in Victoria, Brisbane and Gold Coast in Queensland, Sydney in New South Wales and Perth in Western Australia at published fixed prices including GST — VIC $121,000 (34 m²) and $170,500 (60 m²); QLD $154,000 (34 m²) and $203,500 (60 m²); NSW $154,000 (34 m²) and $203,500 (60 m²); WA $154,000 (34 m²) and $203,500 (60 m²) — one fixed price, all in, on a programme of 4 weeks paperwork, then 3 months construction. 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).
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
Choose a plan. Check the property. Compare the scope.
How to turn a published granny flat price into a property budget
Start with the state and the selected drawing. The complete price matrix below contains the published offers; a missing state/product price stays unquoted rather than borrowing another state’s figure.
Answer the room question first
A two-bedroom enquiry should compare the 60 m² or an available 80 m² drawing. The Fernwood compact home has one bedroom. The nine-room rooming house is a separate use and operating proposal, not a larger backyard secondary dwelling.
Know what the fixed price covers
The published price is one fixed price, all in: design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the slab (QLD: raised steel subfloor), site clean-up and basic landscaping. The only exclusions are separate meters and NBN connection (if required) and the fridge, washing machine, dishwasher and modem. Variations only arise if you ask for customisation.
Keep finance and rent separate
The build offer is not a loan approval or rental appraisal. Use your actual borrowing terms, ongoing costs and local rental evidence with your own advisers; do not count an assumed rent as money already received.
A quote-status checklist
Ask each builder to mark every line: included, allowance, separately quoted, excluded or not assessed. Record the drawing revision and who supplies the evidence. An unexplained blank is not an inclusion.
- Selected drawing, specification and revision
- Title, boundary survey, easements and approval reports
- Geotechnical findings, foundations and site preparation
- Construction access, demolition and protection of the main home
- Water, sewer, drainage, electricity and meter arrangements
- Fencing, paths, landscaping and completion documents
Victorian fixed prices — 34 m² and 60 m²
| Plan | Build price | Tax basis | Cash (20% ex-GST + all GST) | Illustrative loan | Build window |
|---|---|---|---|---|---|
| 34 m² Compact Studio | $121,000 | inc GST | $33,000 | $88,000 | 3 months construction |
| 60 m² Two-Bedroom | $170,500 | inc GST | $46,500 | $124,000 | 3 months construction |
Fixed programme: 4 weeks of paperwork followed by 3 months of construction. The free site assessment confirms the approval pathway and the written scope before signing; the contract records the agreed programme start dates.
What's included in the fixed price
- Building permit (Class 1a) including private surveyor fees
- 7-star NatHERS energy assessment (every E2ES home is 7-star NatHERS)
- Structural engineering certification
- Soil test, site preparation and soil removal
- Foundation: engineered reinforced concrete slab (AS 2870.1), concrete fully included, in Victoria, NSW and WA; in Queensland a raised steel subfloor 450 mm above ground (250 mm PFC bearers, 140 mm C-section joists, 400 × 400 concrete stumps at least 0.8 m deep)
- Termite management (AS 3660.1)
- Frame: LVL or Z275 galvanised steel only — 89-series galvanised steel studs and 90 × 90 mm SHS posts (AS 1397 G350, Z275); no MGP10 pine
- James Hardie™ Axon™ or equivalent fibre-cement cladding on 27 × 70 battens with a 27 mm ventilated cavity
- 0.5 mm breathable wall wrap (2000 mm / 2 h water resistance) with 50 mm taped laps
- Insulation: R2.7 glasswool walls (full-fill 90 mm frame) + R6.0 ceiling
- Colorbond® concealed-fix roofing (BlueScope high-tensile 0.53 mm), weather-sealed skillion — hip roof on the 80 m² Premium
- Colorbond® gutters with a matching downpipe system
- Black aluminium windows, double-glazed toughened glass (5+12A+5), frosted glass in bathrooms; powder-coated flyscreens to every window
- Solid-core 920 × 2040 entry door in red-walnut veneer with a slim vision panel, matte-black lockset
- Walls and ceilings: 8 mm WPC architectural panels in Gardenia White — seamless, no plastering or painting; honeycomb-aluminium bathroom ceilings
- Kitchen: 16 mm oak-grain cabinetry with 1 mm edging, soft-close hinges and runners, matte-black handles, overhead cupboards
- Sintered-stone benchtop + splashback cut from one 3200 × 1600 sintered-stone slab
- Bosch ceramic cooktop (30 cm on 34 m², 60 cm on 60 / 80 m²) + Bosch built-in oven + Bosch 60 cm slide-out rangehood (ducted outside)
- 304 stainless undermount sink 590 × 450 + 304 stainless pull-out mixer (WaterMark, WELS 4-star)
- Flooring: 7 mm SPC hybrid + acoustic underlay throughout (except wet areas)
- Wet areas: SPC waterproof wall panels + 600 × 600 floor tiles (R10 slip rating), full waterproofing and corner trims
- Bathroom: sintered-stone basin on a 900 × 550 timber-grain vanity, matte-black mixer and framed mirror; back-to-wall toilet suite with soft-close seat
- Hobless walk-in shower (Livable Housing), 1530 × 1950 black-framed toughened-glass screen, matte-black rain shower + handheld
- Free accessibility: grab rails, shower seat and a 1:10 step-free entry ramp
- 160 L heat-pump hot water + 2.4 kW reverse-cycle split system
- 9 W tri-colour dimmable LED downlights; 250 mm exhaust fans ducted outside
- Electrical: 30 mA RCDs on all power circuits, 3 GPOs in every room and one data point in the living room (AS/NZS 3000), Electrical Safety Certificate; NBN / Telstra connection not included
- Interconnected 10-year photoelectric smoke alarms (AS 3786) + 4.5 kg fire extinguisher
- Plumbing rough-in (cold + hot + waste), WaterMark certified throughout
- Trenching and connection to the existing water, power, sewer and stormwater — all included
- Site clean-up and basic landscaping
- Final inspection + occupancy certificate (Class 1a sign-off)
- One 6-year warranty covering every item in Victoria, NSW and WA (tiered in Queensland), plus the statutory defect liability period
One fixed price, all in
The fixed price includes design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the engineered concrete slab (QLD: raised steel subfloor), site clean-up and basic landscaping. Variations only arise if you ask for customisation. The agreed contract price does not increase during construction.
34 m² / 60 m² prices by market
Melbourne
$121k–$170.5k inc GST
Fixed price, all in — site work, connections and slab included.
Planning and building are separate; site controls and required reports determine the programme.
Brisbane
$154k–$203.5k inc GST
Fixed price, all in — site work, connections and raised steel subfloor included.
Confirm the relevant council, planning pathway, building approval and Housing Code adoption.
Gold Coast
$154k–$203.5k inc GST
Fixed price, all in — site work, connections and raised steel subfloor included.
Check the current Gold Coast scheme and actual coastal/hazard controls; no universal approval time.
Perth / WA
$154k–$203.5k inc GST
Fixed price, all in — site work, connections and slab included.
Published 34 m² and 60 m² offers; approval and site scope are confirmed for the property.
Sydney
$154k–$203.5k inc GST
Fixed price, all in — site work, connections and slab included.
CDC requires all applicable standards; otherwise council consent may be needed. Notification and timing are confirmed with the certifier.
How owners typically finance the build
Owner-occupied — 20% ex-GST deposit + GST (~$33k–$46.5k including all GST), 80% via construction loan secured against the new building. Owner's existing main-house equity is the security buffer.
Investment property — same structure. Whether the new rent covers the new repayment depends on your interest rate, how much you borrow and what the dwelling actually leases for in your suburb, so we do not project a monthly figure; we show you the inputs and you run them with your own broker and accountant.
SMSF — possible but adds complexity, and the rules (including the SISA s67A limited-recourse borrowing provisions) decide what is and isn't allowed on your fund. We are builders, not licensed advisers: take this to your own licensed financial adviser before you plan around it.
Joint family build — multi-generational households often use the granny flat for a parent. Whether that works out cheaper than residential aged care depends entirely on the means-tested fees that household would actually pay, which the Department of Health publishes and which vary by income and assets — compare your own numbers against the official schedule rather than a headline figure. The other half of the return is optionality: the dwelling can be leased later.
Refinance after handover — once the occupancy certificate is issued, a compliant certified second dwelling is generally counted in a revaluation. How much depends on your lot, your lender and the market at the time; we do not estimate it. Many owners refinance to consolidate the construction loan into the main mortgage at standard rates, freeing up equity for the next investment.
Pricing FAQs
How much does a 60 m² two-bedroom granny flat cost to build in Melbourne in 2026, fully finished and turnkey?
$170,500 inc GST on an E2ES fixed-price contract. That is a turnkey figure: it includes the Class 1a building permit and private surveyor fees, the NatHERS energy assessment (every E2ES home is 7-star NatHERS), engineering, the engineered concrete slab, frame, cladding, roof, windows, kitchen, bathroom, flooring, reverse-cycle air conditioning, heat-pump hot water, site preparation, trenching and connection to existing water, power, sewer and stormwater, site clean-up and basic landscaping. Since Amendment VC306 (15 October 2026), Victoria’s planning definition of a small second dwelling allows up to 80 m² total floor area; lot, zone, overlay and title conditions still apply, and the Building Regulations still define a small second dwelling as no more than 60 m² gross floor area, so the building surveyor confirms the building pathway. A published build price is not approval for a property. The price is all in: variations only arise if you ask for customisation.
Do the advertised prices include GST?
Yes — advertised E2ES build prices include 10% GST. Victorian prices are $121,000 inc GST for the 34 m² Compact Studio, $170,500 inc GST for the 60 m² Two-Bedroom. The cash contribution covers 20% of the ex-GST build price plus all GST; the illustration finances 80% of the ex-GST price, subject to lender approval. Contract payments are staged, and lender fees may affect the cash required.
Does the agreed contract price increase during construction?
The fixed price covers the agreed contract scope and does not increase during construction. It is one fixed price, all in: design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the engineered concrete slab (QLD: raised steel subfloor), site clean-up and basic landscaping. Variations only arise if you ask for customisation. The scope and programme start dates are confirmed in writing before signing.
How do build prices differ by state?
For 34 m² / 60 m² homes, Victoria is $121,000 / $170,500 inc GST; Queensland, New South Wales and Western Australia are $154,000 / $203,500 inc GST. Other models depend on the state; see the configurator for the full range. Approval pathways also differ by state, so the free site assessment confirms the pathway for your property.
Is a cheaper granny flat possible, and what is usually missing from a lower quote?
A lower headline price may cover a different product or written scope. Compare the selected drawing, specification, approvals, foundation, services, fit-out, completion documents, allowances and exclusions. Ask each builder to explain the pricing status of every line before comparing the total.
How long does the whole thing take from decision to finished build?
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. Site assessment and the approval pathway are established before contract; approval decisions remain with the surveyor, certifier or council.
How do I get a granny flat quote from E2ES, and what does the quote contain?
Book the free site assessment, or start with the instant address check at /can-i-build-a-granny-flat. After the assessment you receive a written fixed-price proposal for your address. It names the selected drawing and specification, the state price including GST, what that price covers — design and approvals, site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, the engineered concrete slab (QLD: raised steel subfloor), site clean-up and basic landscaping — the only two exclusions (separate power and water meters and NBN connection if required; the fridge, washing machine, dishwasher and modem), the optional 1.8 m Colorbond fence at $120 + GST per metre, the approval pathway the assessment found for your lot, and the programme: 4 weeks paperwork, then 3 months construction, with start dates agreed before signing. The agreed contract price does not increase during construction; variations only arise if you ask for customisation. To compare it with another builder’s quote, use the quote-status checklist on this page and ask each builder to mark every line included, allowance, separately quoted, excluded or not assessed.
Sources and verification
Prices on this page are E2ES fixed-contract prices. Every regulatory figure, charge and standard referenced above traces to one of the primary sources below, each checked on 31 August 2026 except the Victorian small second dwelling rule: its VC306 definition was checked against the approved Clause 73.03 on 20 October 2026, and the Planning Victoria guidance was read on 17 October 2026. Planning instruments and council charge schedules change — confirm the position for your own lot before committing, which is what the free site assessment does in writing.
- 1Small second dwellings, Victoria — Planning Victoria guidance (VC306 update, 15 October 2026) — Guidance on the VC306 update (read 17 October 2026): the no-planning-permit pathway for a second home of up to 80 m² total floor area on most residential lots of 300 m² or more (60 m² under VC253 until 14 October 2026); corresponding Building Regulations and MG-12 amendments are to follow.
- 2VC306 approved Clause 73.03 — Land use terms (15 October 2026) — The current planning definition, checked 20 October 2026: total floor area not exceeding 80 m², measured from the outside of the external walls or the centre of a party wall, excluding attached decks, verandahs, pergolas and other attached roofed or unroofed structures.
- 3Building permit levy — Building and Plumbing Commission (formerly the VBA) — Levy of 0.128 cents in every dollar of the cost of works; no levy payable where the cost of works is $10,000 or less.
- 4State Environmental Planning Policy (Housing) 2021 (NSW) — Chapter 3 Part 1 governs secondary dwellings, and sets the complying-development pathway used for the Sydney figures — successor to the Affordable Rental Housing SEPP 2009 since 26 November 2021.
- 5Engineered stone prohibition — Safe Work Australia — Manufacture, supply, processing and installation of engineered stone benchtops has been prohibited nationally since 1 July 2024; the benchtop in our inclusions is a compliant silica-free product.
- 6Residential aged care fees — Department of Health, Disability and Ageing — The official basic daily fee and means-tested fee schedule to compare against, referenced in the multi-generational finance note.
- 7On-site wastewater management — EPA Victoria — Applies where a lot is unsewered and the dwelling needs an on-site system rather than a connection to the main.
Free Site Assessment
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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