Granny flat Melbourne — fixed price,
end-to-end, $110k + GST.

E2ES fixed prices in Melbourne: 30 m² studio $110,000 + GST, 60 m² two-bed $170,000 + GST, 60 m² dual $200,000 + GST. Cash down is ~20% (~$32k–$52k); the rest is a construction loan. Site-condition variations are charged per metre and documented in writing — we don't surprise-bill you.

Usually no — under Victoria's small second dwelling reform (Amendment VC253, December 2023), second dwellings up to 60 m² on lots ≥ 300 m² need no planning permit in most residential zones. All three E2ES layouts are ≤ 60 m² by design. Only a Class 1a Building Permit is required, which our private surveyor issues in 2–4 weeks. Exceptions: Heritage Overlay (HO), Design and Development Overlay (DDO), Bushfire BMO at BAL-29+, certain Flood overlays. E2ES checks all overlays at the free site visit and tells you in writing before any contract.

E2ES: 2 months from your decision to a finished build — ~1 month of paperwork (design, engineering, building permit via private surveyor; no planning permit on most lots under VC253) + ~1 month of construction on an engineered concrete slab. Typical Melbourne builders quote 4–7 months. A tenant typically moves in 2–3 weeks after handover, so decision → first rent is usually under 3 months.

Building permits are issued by private surveyors, not councils, so speed is consistent (2–4 weeks) across City of Casey, Greater Dandenong, Wyndham, Brimbank, Hume and Cardinia. Overlay-heavy councils — Boroondara, Stonnington, Bayside, Glen Eira — are slower (8–12+ weeks) where heritage or DDO referrals apply.

Yes — 400 m² is well above the typical 350 m² minimum for General Residential Zones. The 30 m² Compact Studio fits easily on 400 m² lots; the 60 m² two-bed and 60 m² dual are also viable depending on the main-house footprint and required setbacks (typically 1–3 m side, 3 m rear). Free site visit confirms feasibility in writing.

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): 30 m² studio $370–$420/wk, 60 m² two-bed $470–$540/wk. With 80% construction loan and standard $32k cash down, cash-on-cash returns sit at 32–35% year one.

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.