Melbourne granny flat builder — fixed price,
end-to-end, $121k inc GST.

E2ES Melbourne uses VIC fixed build prices: 34 m² $121,000 inc GST · 60 m² $170,500 inc GST. The price is all in — site preparation, trenching and connection to existing water, power, sewer and stormwater, the slab and site clean-up are included, and variations only arise if you ask for customisation. Additional published models: 80 m² $218,900 inc GST · 80 m² Premium $253,000 inc GST · 80 m² Premium + 20 m² Enclosed Garage $275,000 inc GST · 300 m² Rooming House $748,000 inc GST. Layouts, specifications and timing are to be confirmed; register your interest in the configurator.

For a secondary dwelling in Melbourne, the approval pathway depends on the zone, overlays and site conditions. Since 15 October 2026, Amendment VC306 defines a small second dwelling (Clause 73.03) as a self-contained home of up to 80 m² total floor area on the same lot as an existing dwelling — up from 60 m² under VC253. In the main residential zones no planning permit is needed on a lot of 300 m² or more when there is no more than one existing dwelling, it is the only small second dwelling and it is not connected to reticulated gas, unless an overlay, a covenant or a Section 173 agreement says otherwise; a lot under 300 m² needs a permit. A building permit is always required, and the Building Regulations 2018 (version 031) still define a small second dwelling as no more than 60 m² and keep the siting, private-open-space and access-path rules (regs 74A, 86A and 86B), so the building surveyor must confirm the building pathway for any design over 60 m². We confirm the applicable planning pathway, survey and service requirements before agreeing the project scope and programme in writing. Check the title and local heritage, neighbourhood-character, design, bushfire and flood controls rather than assuming every overlay has the same effect.

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.

The application scope, required reports, site controls, referrals and the relevant assessment body determine the programme. We do not rank councils by a promised approval time; confirm the documents and stage dates for the property in writing.

A 400 m² lot is above the 300 m² line below which the main residential zones require a planning permit for a small second dwelling, but lot size alone does not establish approval. Check the zone conditions, overlays, title restrictions, measured design (the planning limit is 80 m² total floor area under VC306), siting and the separate building requirements — the Building Regulations still define a small second dwelling as no more than 60 m², so a larger design needs the building surveyor to confirm the building pathway. The site assessment determines the actual proposal.

Short-term lets (Airbnb/Stayz) on a granny flat are governed by your local council's STR policy + the main dwelling's Owner's Corporation rules (if any). E2ES's default leasing model is long-term residential (Residential Tenancies Act 1997 Vic) with OptimaRea property management. If you want STR, ask at the site visit — we model both scenarios.

Typical E2ES-managed rents in Hampton Park / Cranbourne / Berwick (2026 data, ≥ 90% occupancy): 34 m² studio $370–$420/wk, 60 m² two-bed $470–$540/wk. Occupancy and rent achieved vary by suburb and finish; we put a suburb-specific rent in writing after the site assessment. 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.

Yes — OptimaRea is our sister property management company (1:50 manager ratio vs industry 1:170, Tapi AI 24/7 maintenance dispatch). Most E2ES clients hand the tenancy over to OptimaRea on handover, which makes the build → lease → ongoing-management transition seamless and single-contract.