Sunshine · West · Brimbank · VIC
Granny flat Sunshine —
fixed price, 4 weeks paperwork + 3 months construction.
Granny flat builder in Sunshine (West · Brimbank): 4 weeks paperwork, then 3 months construction — design, permit, build and lease under one contract. Fixed $121,000–$170,500 inc GST on an engineered concrete slab with an LVL or galvanised steel frame. Indicative 30 m² studio rent in Sunshine: $370–$430/wk. Free on-site feasibility check.
Who builds it, for how much, how long
Granny flat builder in Sunshine: 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
Approvals & timeline in Sunshine
For a secondary dwelling in Sunshine, 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.
Sunshine 30 m² indicative rent
$370–$430/wk
From E2ES-managed tenancies; confirmed against live comparables before listing.
Melbourne rents and yield — what we state (October 2026)
| Plan | Price (inc GST) | Target Rent | Notes |
|---|---|---|---|
| 34 m² Compact Studio | $121,000 inc GST | $380 / wk | Target rent; the suburb-specific figure is set in writing at site assessment |
| 60 m² Two-Bedroom | $170,500 inc GST | $500 / wk | Target rent; the suburb-specific figure is set in writing at site assessment |
Target rents are our own leasing estimates for Melbourne metro, not achieved rents for your property or a forecast. Valuation effects depend on your lot, lender and market at the time — we do not estimate them.
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.
Sunshine granny flat — FAQ
E2ES fixed prices in Sunshine follow our VIC state price book: 34 m² studio $121,000 inc GST, 60 m² two-bed $170,500 inc GST — including permits, connections, engineered concrete slab, kitchen appliances and occupancy certificate. The price is all in: site preparation, soil removal, trenching, connection to existing water, power, sewer and stormwater, site clean-up and basic landscaping are included, and variations only arise if you ask for customisation.
For a secondary dwelling in Sunshine, 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.
Indicative 30 m² studio rent in Sunshine (West · Brimbank) from our database: $370–$430/wk. City-level target rents for the 60 m² two-bed are in the table below. Our property managers confirm the final asking rent from live comparables before listing.
OptimaRea — our sister property-management company running 300+ tenancies (including main-house + granny-flat multi-lease setups) at a 1:50 manager ratio. One team from build to rent collection.
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