Gold Coast · Queensland · Australia
Granny flat Gold Coast — secondary dwelling
or holiday rental, $154k inc GST.
Gold Coast secondary dwelling and granny flat builder. End-to-end fixed price across Coomera, Pimpama, Helensvale, Robina, Burleigh, Mudgeeraba and 30+ other Gold Coast suburbs. Gold Coast City Plan v9 + Queensland Development Code MP1.1 pathway. Long-term tenant or holiday-rental options, modelled at the site visit.
Who builds it, for how much, how long
Granny flat builder in Gold Coast: 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 Gold Coast 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
Gold Coast — the planning rules
A new secondary dwelling in Gold Coast requires building approval. The City of Gold Coast must also confirm the applicable planning pathway and whether development approval is needed for the site. Siting requirements depend on the local planning provisions and Queensland’s conditional Housing Code transition. We check the site controls, approval scope and services before agreeing the project programme. Check the City of Gold Coast scheme and the property’s coastal, flood, bushfire and other controls. Where hazard design or engineering is required, its scope must be established for the lot.
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.
Minimum lot size
No universal lot-size conclusion: check the zone, precinct, design and actual council scheme.
Approval pathway
Building approval is separate from any council development approval.
Building permit timeline
Assessment and reports are site-dependent; agree the programme in writing.
Infrastructure Charge
Confirm any council/service-provider charge against the current applicable resolution.
Coastal Hazard Overlay
Check the actual hazard controls and engineering requirements; not every site needs the same foundation solution.
STR/holiday rental
Subject to GCCC short-term-letting policy
Top Gold Coast suburbs where we build
Suburbs with ≥ 600 m² lot density, code-assessable approval pathway and strong tenant demand. Note coastal-side suburbs (Burleigh / Palm Beach / Mermaid) often have Coastal Hazard Overlay — we factor this into the fixed price during site assessment.
Coomera
North · Northern corridor
$390–$460/wk
Coomera guide
Pimpama
North · Northern corridor
$380–$450/wk
Pimpama guide
Upper Coomera
North
$380–$440/wk
Upper Coomera guide
Helensvale
North · Central
$410–$480/wk
Helensvale guide
Oxenford
North · Central
$380–$440/wk
Oxenford guide
Robina
Central
$430–$510/wk
Robina guide
Reedy Creek
Central south
$400–$470/wk
Reedy Creek guide
Burleigh Waters
Coastal south
$450–$540/wk (STR potential)
Burleigh Waters guide
Mudgeeraba
Hinterland
$400–$470/wk
Mudgeeraba guide
Worongary
Hinterland
$390–$460/wk
Worongary guide
Nerang
Central
$370–$440/wk
Nerang guide
Southport
Central · CBD
$400–$480/wk
Southport guide
Gold Coast rents and yield — what we state (October 2026)
| Plan | Price (inc GST) | Target Rent | Notes |
|---|---|---|---|
| 34 m² Compact Studio | $154,000 inc GST | $400 / wk (long-term) | Long-term target rent; the suburb-specific figure is set in writing at site assessment |
| 60 m² Two-Bedroom | $203,500 inc GST | $510 / wk | Long-term target rent; the suburb-specific figure is set in writing at site assessment |
| 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 long-term leasing estimates, not achieved rents or a forecast. Beachside suburbs (Burleigh, Palm Beach, Currumbin) can also be modelled as short-term rental, subject to Gold Coast City Council STR approval, body-corporate rules and the cost of furnishing; we model both at the site visit and publish no short-stay yield.
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.
Gold Coast granny flat — FAQ
E2ES Gold Coast 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.
Yes, subject to Gold Coast City Council's short-term-letting policy (registration required for STR > 60 nights/year) and any body-corporate restrictions. Short-stay income depends on the season, occupancy, furnishing and management costs, so we publish no short-stay yield; inland / hinterland suburbs default to long-term residential. We model both at the site visit. 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.
A new secondary dwelling in Gold Coast requires building approval. The City of Gold Coast must also confirm the applicable planning pathway and whether development approval is needed for the site. Siting requirements depend on the local planning provisions and Queensland’s conditional Housing Code transition. We check the site controls, approval scope and services before agreeing the project programme.
Check whether the coastal hazard provisions affect the actual property. Required levels, foundations, flood or storm-tide design and engineering must be assessed for the site and confirmed in the written scope before contract.
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.
We do not publish a granny-flat yield. 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. What we publish instead are long-term target rent ranges by suburb (listed above), and we put a suburb-specific rent in writing after the free site assessment. Holiday rental in beachside Burleigh / Palm Beach / Currumbin needs GCCC STR registration, furnishing and active management, and its income varies with the season — we model it at the site visit rather than quote a percentage.
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