Melbourne price survey · updated July 2026
Melbourne granny flat prices —
every builder, one honest table.
Compare current written build scopes, not headline prices alone. The table retains competitor advertised prices captured in July 2026; E2ES prices come from the current shared catalogue. Different dates, tax bases and inclusions do not establish a cheapest-current-builder ranking.
By Yan Zhu · Co-Founder & Chief Data Officer, E2ES
$121k inc GST
Current Victorian turnkey entry price; competitor survey captured July 2026
4 weeks + 3 months
Fixed paperwork + construction programme
$170.5k inc GST
60 m² Two-Bedroom: a family-sized second home, fully finished on an engineered slab
The short answer
The current Victorian compact 34 m² offer is $121,000 inc GST and the 60 m² offer is $170,500 inc GST. The compact is one bedroom; the 60 m² drawings offer two or three bedrooms with one bathroom. Use the current catalogue comparison and the quote-status checklist below before comparing an entry price with a finished property budget. Competitor prices retain their July 2026 capture basis and need fresh confirmation.
- Current E2ES turnkey entry price
- $121,000 inc GST (E2ES 34 m² Compact Studio) — fixed at signing
- Next-lowest turnkey entry price captured
- ≈ $132,900
- Independent 2026 guides, finished 2-bed
- $150,000–$255,000 all-in
- Prices captured
- From each builder’s own public website, July 2026 — every builder name in the table links to its source
- What "turnkey" has to include to count
- Permit + slab + connections + kitchen + bathroom + flooring + AC + hot water + occupancy certificate
- What is NOT in the E2ES price
- Only separate power and water meters and NBN connection (if required), plus the fridge, washing machine, dishwasher and modem
Competitor prices captured July 2026. Regulatory references on this page were last verified on
Who compiled this table
This survey was compiled by E2ES, which is one of the builders in it and which sells the product at the top of it. E2ES and the property manager OptimaRea are both part of Optima Real Estate Pty Ltd. It is not an independent review. What makes it checkable rather than a claim: every competitor figure is the price advertised on that builder’s own public website at capture time, every builder name links straight to the page it came from, and the inclusions column summarises the same page — so you can open any row and disagree with us. If a figure has moved, tell us and we will correct it.
Who builds it, for how much, how long
Granny flat builder in Melbourne: E2ES at a glance
E2ES builds small second dwellings (granny flats) in Melbourne, Geelong, Ballarat and Bendigo at Victorian fixed prices including GST — $121,000 (34 m²), $170,500 (60 m², two or three bedrooms), $218,900 (80 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.
Two-bedroom granny flat prices in Melbourne: compare the finished scope
The current Victorian 60 m² offer is $170,500 inc GST; the standard 80 m² offer is $218,900 inc GST. Both have supplied two- and three-bedroom options. The 60 m² layouts have one bathroom and a 2.4 m ceiling; the 80 m² layouts have two bathrooms and a 2.7 m ceiling.
| Home option | Bedrooms | Bathrooms | Ceiling | Published build price | Supplied drawings |
|---|---|---|---|---|---|
| 60 m² | 2 / 3 | 1 | 2.4 m | $170,500 inc GST | 2 bed · 1 bath3 bed · 1 bath |
| 80 m² | 2 / 3 | 2 | 2.7 m | $218,900 inc GST | 2 bed · 2 bath3 bed · 2 bath |
| 80 m² Premium / 80 m² Premium + 20 m² Enclosed Garage | 2 / 3 / 2 | 2 / 2 | 2.7 m | $253,000 / $275,000 inc GST | 2 bed · 2 bath3 bed · 2 bath2 bed · 2 bath |
AUD, including GST. These are published state build prices; the selected drawing, approval route and written site scope determine the proposal. Premium specifications and garage scope must be confirmed in the contract.
Decide what the extra space must do
Compare living and dining space, the second bathroom, storage and furniture circulation. The 60 m² drawings record 59.79 m² and 59.59 m²; the supplied 80 m² drawings record 78.39 m². These drawing areas are distinct from the statutory area assessment.
Keep Premium and the garage explicit
Premium is a separate offer; the written specification defines the difference. The garage option has its own two-bedroom, two-bathroom drawing, recording 102.58 m² including its additional area. Do not treat it as a free inclusion in the standard 80 m² offer.
Use the July survey as a dated reference
The competitor table below retains its July 2026 capture date and recorded tax basis. It is not a fresh market survey or proof of the cheapest current quote. Request equivalent, current written scopes before comparing totals.
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
From research to a site review
A narrow backyard, heritage overlay or access concern?
Start with your site, layout and questions, then clarify the quote scope. The team will confirm the scope and any fees for a site visit, professional reports and a construction quote.
- Your actual layout
- Tell us if you need one bedroom or different dimensions. A standard studio price may not match your brief.
- Site access
- Bring access widths and site photos so delivery, installation and construction access can be reviewed.
- Approval scope
- Share the site address and any planning advice to identify outstanding checks and professional reports.
- The complete quote
- Compare foundations, service connections, transport, professional fees, GST, exclusions and variation conditions.
The comparison table (advertised prices, July 2026)
| Builder | Product type | Advertised price | What the price includes | Foundation | Timeline |
|---|---|---|---|---|---|
| E2ES ★ | Site-built turnkey | $121k–$170.5k inc GST — fixed | Everything: building permit, engineered concrete slab, connection to existing water, power, sewer & stormwater, kitchen, bathroom, flooring, AC, heat-pump hot water, kitchen appliances (cooktop, oven, rangehood), occupancy certificate | Concrete slab (AS 2870) | 4 weeks paperwork + 3 months construction |
| Elpor | Portable factory-built | 1BR from $132,900 · 2BR 60 m² $153,900 | Near-turnkey: permit + connections included; transported unit | Not stated (portable unit) | 8–14 weeks after permit |
| Superior Granny Flats | Relocatable prefab | Studio $117,900 unit-only (+$13,850 design/docs +$12,900–$19,900 connections ≈ $145k+ real) | Unit only — design & documentation and site connections charged on top | Relocatable footings | Not published |
| Todd Devine Homes | Portable prefab | 1BR from $120,300 · 2BR from $151,600 | Factory-built portable unit; connects to the main home’s services; permits/site works extra | Portable (typically stumps) | ~8 months commencement → occupancy |
| iBuild (kit / supply+build) | Kit or assembled bundle | Kits from ~$31k (kit only) · built bundles $149k–$181k inc GST | Bundle excludes stumps, building permit + council fees, utility connections, soil test, painting | Slab or stumps (stumps excluded from price) | Not published |
| VanHomes | Expanding caravan-class unit | $41,690–$149,240 ex delivery | Chassis-based expanding unit; delivery + connections extra; not a fixed dwelling | Trailer chassis — no foundation | Same-day install (6–8 h) |
| Backyard Pods | Pod shell kit | ~$23k–$53k (shell only, not habitable) | Shell only — fit-out, approvals, plumbing, kitchen/bathroom all extra | Slab or piers (extra) | Shell only |
| Ecoliv (EcoHaven) | Premium prefab modular | $235.4k–$298.1k inc GST (1BR; calculated at 10% from captured ex-GST price) | Premium sustainable prefab; solar/tanks/timber cladding are paid extras | Modular on footings | Factory queue dependent |
Competitor advertised prices captured from each builder’s public website in July 2026 (source links preserved; click a builder name). Inclusions summarised from the same pages — always confirm current pricing with each builder. E2ES Victorian prices shown are current GST-inclusive contract prices (updated 17 October 2026) and are one fixed price, all in; variations only arise if the client asks for customisation. Competitor prices retain the tax basis recorded at capture; where GST was not specified, no tax inclusion is assumed. Ecoliv’s explicit ex-GST captured price is shown with 10% GST calculated.
Separate a dated advertisement from a comparable written scope
Independent 2026 Melbourne cost guides (Innovista, SKL, Benni Homes) put a finished two-bedroom granny flat at $150,000–$255,000 all-in, and warn that hidden extras — site prep ($10k–$25k), service connections ($8k–$18k), permits and reports ($8k–$15k), appliances ($4k–$8k) — add 30–50% to advertised prices.
A kit, supplied unit, transportable home and site-built dwelling may quote different work. Compare the actual foundation, transport, assembly, approvals, services, fit-out and completion scope rather than assuming a construction method determines rent, finance or resale value.
The written contract and specification define the fixed scope; the published state price does not replace that project-specific agreement. When comparing another builder's quote, confirm its allowances, exclusions, site conditions and variation rules before signing.
Paperwork and construction programmes
Build time is holding time: while a dwelling is under construction it cannot be tenanted. If you want to size that, the arithmetic is (weekly rent × weeks saved), and the two inputs are the rent your dwelling actually achieves and how many weeks your particular lot actually saves — neither of which we can know before the site assessment, so we do not put a dollar figure on it here. Timelines above are typical, not contractual: overlay lots (heritage, bushfire, flood) change the approval pathway and we say so in writing before contract.
Does the July survey establish the cheapest current granny flat builder?
The competitor table below retains its July 2026 capture date and recorded tax basis. It is not a fresh market survey or proof of the cheapest current quote. Request equivalent, current written scopes before comparing totals.
Why are portable granny flats cheaper?
Price depends on the product and work being quoted. A portable or supplied-unit price may include different foundations, transport, assembly, approvals and connections. Get the actual written specification and ask the broker or valuer about that property rather than assuming a universal finance or rent outcome.
What does the E2ES fixed price include that others charge extra for?
Building permit and surveyor fees, soil test, site preparation and soil removal, engineered concrete slab, termite management, trenching and connection to existing water, power, sewer and stormwater, full kitchen with cooktop, oven and rangehood, full bathroom, flooring, AC, heat-pump hot water, painting, occupancy certificate. The most commonly excluded items elsewhere — permits ($8k–$15k), connections ($12k–$20k), design documentation ($13k+) — are all inside our number.
How do I compare materials and a fixed build price?
Compare the actual specification, engineering, compliance documents, inclusions, allowances and exclusions. Do not infer material quality from a lower sticker price or call one specification universally best. The signed project documents define the offer.
When were these competitor prices last checked?
All advertised prices were captured from each builder’s public website in July 2026. We re-verify the table quarterly. If you find a figure that has changed, tell us and we will update it — the table only works if it stays honest.
Do the prices in this table include GST?
E2ES prices include GST (for example, $121,000 inc GST for the VIC 34 m² Compact Studio) and are all in: the site work, connections and slab are included, and the only exclusions are separate meters and NBN connection (if required) and the fridge, washing machine, dishwasher and modem. Competitor figures retain the original pricing basis advertised on each builder's own website at capture time and are not uniformly GST inclusive — every builder name links to its source, so check each builder's fine print for their GST and inclusion treatment.
What does the E2ES fixed price include on site?
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 complete written quote becomes the price for that agreed scope.
Sources and verification
E2ES prices on this page are our own fixed-contract prices. Competitor figures are the prices advertised on each builder’s public website in July 2026, linked from the builder’s name in the table. Every regulatory statement traces to a primary source below, each opened or search-verified 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.
- 1Planning Victoria — Small second homes guidance (VC306 update, 15 October 2026) — Guidance on the VC306 update (read 17 October 2026): why a Melbourne small second dwelling of up to 80 m² total floor area on an eligible lot of 300 m² or more needs no planning permit — the reason the paperwork stage is a month rather than a quarter. A building permit is still required, and the Building Regulations still define a small second dwelling as no more than 60 m², so the building surveyor confirms the pathway for designs over 60 m².
- 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 and Plumbing Commission — Small second dwelling — A building permit is always required even where no planning permit is; the dwelling cannot be subdivided or sold separately. Any quote that excludes the permit is not a turnkey quote.
- 4Building and Plumbing Commission — Find and check a practitioner — Victoria’s public register. Look up any builder in this table, including us, before signing.
- 5Consumer Affairs Victoria — Preparing a major domestic building contract — Domestic building work over $10,000 needs a written major domestic building contract, and the Domestic Building Consumer Guide must be given to the owner before signing. This is the document that makes a "fixed price" enforceable.
- 6Building and Plumbing Commission — Domestic Building Insurance and Home Warranty — Cover is required on domestic building work over $16,000; Home Warranty replaces Domestic Building Insurance for eligible contracts signed on or after 1 July 2026. Worth confirming for any quote in this table.
- 7Building and Plumbing Commission — building permit levy calculator — The statutory levy on the cost of works (0.128 cents in the dollar; nil at $10,000 or under) that sits inside a permit line item.
- 8National Construction Code — Building classifications — Class 1a is a single dwelling — the classification a leasable, slab-founded granny flat is built to, and the reason a chassis-based unit is a different product rather than a cheaper version of the same one.
- 9Safe Work Australia — Engineered stone ban — Manufacture, supply, processing and installation of engineered stone benchtops has been prohibited nationally since 1 July 2024 — a current quote cannot lawfully include one.
- 10Australian Bureau of Statistics — Building Approvals, Australia — The independent series for national dwelling-approval volumes and the value of residential building, if you want a market backdrop that is not a builder’s own number.
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