Layouts, drawings & state prices

Granny flat floor plans. Room to choose.

Compare seven supplied floor-plan drawings across six E2ES offers. Start with bedrooms, bathrooms and the available space on your property, then check the approval pathway and the price for your state.

E2ES · Page reviewed

Explore your home in 3D

The 34 m² home has one bedroom and one bathroom. The 60 m² range has two- or three-bedroom layouts with one bathroom; the 80 m² and Premium layouts have two or three bedrooms and two bathrooms. The supplied garage plan has two bedrooms and two bathrooms. The 300 m² rooming house has nine bedrooms and nine ensuites.

Compare the six home options

300 m² Rooming House

Bedrooms
9
Bathrooms
9
Ceiling height
2.4 m

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.

Standard 80 m² and Premium are separate offers. Their supplied layouts are shared; the written specification defines the inclusions. The garage has its own drawing and additional floor area.

Explore the supplied floor plans

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.

34 m² · 1 bedroom · 1 bathroom

34 m² · 1 bedroom · 1 bathroom

Drawing area: 34.3 m² · Ceiling height: 2.4 m

Drawing date: · Revision C

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60 m² · 2 bedrooms · 1 bathroom

60 m² · 2 bedrooms · 1 bathroom

Drawing area: 59.79 m² · Ceiling height: 2.4 m

Drawing date: · Revision A.3

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60 m² · 3 bedrooms · 1 bathroom

60 m² · 3 bedrooms · 1 bathroom

Drawing area: 59.59 m² · Ceiling height: 2.4 m

Drawing date:

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300 m² Rooming House · 9 bedrooms · 9 ensuites

300 m² Rooming House · 9 bedrooms · 9 ensuites

Drawing area: 292.05 m² · Ceiling height: 2.4 m

Drawing date: · Revision A

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80 m² · 2 bedrooms · 2 bathrooms

80 m² · 2 bedrooms · 2 bathrooms

Drawing area: 78.39 m² · Ceiling height: 2.7 m

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80 m² · 3 bedrooms · 2 bathrooms

80 m² · 3 bedrooms · 2 bathrooms

Drawing area: 78.39 m² · Ceiling height: 2.7 m

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80 m² + garage · 2 bedrooms · 2 bathrooms

80 m² + garage · 2 bedrooms · 2 bathrooms

Drawing area: 102.58 m² · Ceiling height: 2.7 m

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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.

Price book updated:

Scroll across to compare all four states.

Published build prices by state — AUD inc GST
Home optionVICinc GSTQLDinc GSTNSWinc GSTWAinc 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———

The published build commitment

Fixed price

Your agreed contract price stays fixed throughout the build.

Fixed timeline

  1. 4 weeks paperwork
  2. 3 months construction

Scope, site requirements and the schedule are agreed before signing.

Check the approval pathway before choosing a size

VIC

Victoria: check the new 80 m² planning definition

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.

Planning Victoria — Small second homesRead the Victorian guide

NSW

New South Wales: CDC and DA are different routes

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.

NSW Planning — Secondary dwellingsRead the NSW guide

WA

Western Australia: use the current R-Codes

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.

WA Government — Residential Design Codes

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.

What to resolve before you select a plan

  1. 01

    Start with the occupants

    Choose a genuine bedroom and bathroom arrangement. A one-bedroom home, a family layout and a nine-room rooming house have different operating needs.

  2. 02

    Check the title and planning map

    Confirm the existing dwelling, boundaries, covenants, easements, zone and overlays. A floor plan that fits inside the lot line is only the start.

  3. 03

    Test access and services

    Allow for the route to the entrance, construction access, drainage, electricity, sewer and water connections. Confirm meter and billing arrangements if the home will be let separately.

  4. 04

    Compare the actual drawing

    Check room dimensions, door clearances, daylight, storage, privacy and the relationship to the main home. Orient the plan for the property rather than choosing from the size label alone.

  5. 05

    Agree the complete scope

    Confirm the specification, approvals, site works, exclusions and programme in writing. A drawing image and a state price are not a signed building contract.

Floor-plan questions

Is the small E2ES home 30 m² or 34 m²?

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.

Can the 60 m² home have three bedrooms?

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.

How many bathrooms are in the 80 m² layouts?

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.

Does an 80 m² floor plan automatically qualify as a small second dwelling in Victoria?

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.

Can I download the drawings and compare the prices without opening the 3D model?

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 and drawing basis

Product specifications come from the E2ES supplied drawing catalogue. Prices come from the shared state price book; source drawings remain the authority for dimensions. Planning links below were checked on the dates shown. This catalogue is general information; approval, engineering, site costs and contract scope must be confirmed for the property.

Download the catalogue JSONRead the text catalogue

Your plan starts with your property.

Bring your address, the people who will live there and your preferred layout. We can assess the site, the approval route and the scope before you sign.

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