Sydney · New South Wales · Australia
Granny flat Sydney —
the plan, the price and the approval pathway.
Compare the actual one-bedroom compact and 60 m² two- or three-bedroom drawings, using New South Wales prices including GST. We check the property, approval pathway and written scope before agreeing the programme.
Who builds it, for how much, how long
Granny flat builder in Sydney: 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 Sydney it builds to the New South Wales price book — 2 home options at fixed prices including GST: 34 m² (1 bedroom) $154,000; 60 m² (2 or 3 bedrooms) $203,500 (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 engineered concrete slab, 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
- Sydney (New South Wales). E2ES also builds in Melbourne, Geelong, Ballarat, Bendigo, Brisbane, Gold Coast and Perth.
- Fixed prices, inc GST
- 34 m² (1 bedroom) $154,000 · 60 m² (2 or 3 bedrooms) $203,500
- 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 engineered concrete slab, 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 an engineered reinforced concrete slab (AS 2870); 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
- One 6-year warranty covering every item.
- Approvals
- Where the Housing SEPP 2021 standards are met (lot of 450 m² or more), a Complying Development Certificate is issued by a private certifier on a statutory 20-day determination clock, with neighbours notified rather than asked to consent; other lots go to council as a development application.
- 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
Choose a plan. Check the property. Compare the scope.
Two-bedroom granny flat cost in Sydney: start with the 60 m² plan
The current NSW 60 m² offer is $203,500 inc GST. Choose the supplied two-bedroom or three-bedroom drawing; both have one bathroom and a 2.4 m ceiling. The compact Fernwood home is one bedroom, so its lower entry price is not a two-bedroom quote.
| Home option | Bedrooms | Bathrooms | Ceiling | Published build price | Supplied drawings |
|---|---|---|---|---|---|
| 60 m² | 2 / 3 | 1 | 2.4 m | $203,500 inc GST | 2 bed · 1 bath3 bed · 1 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.
Choose the actual drawing
The supplied two-bedroom drawing records 59.79 m²; the three-bedroom drawing records 59.59 m². Compare door swings, storage, usable living space and furniture positions before choosing a room count. A nominal 60 m² product name does not certify planning floor area.
Separate the build offer from the property budget
Use the checklist below to establish which reports, connections, site works and external works are included or separately priced. Ask for the address, drawing revision, specification and site assumptions on the same written proposal.
Confirm the NSW approval pathway
CDC is available only when the applicable standards and site controls are met. Otherwise council development consent may be needed. Ask the certifier to confirm notification requirements and the assessment programme; an advertised build programme is not an authority decision guarantee.
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
Primary guidance for this review
NSW Planning — secondary dwellingsSydney / NSW — the planning rules
A secondary dwelling in Sydney may use the complying-development pathway under the NSW Housing SEPP 2021 only if all applicable standards and site controls are met. Otherwise, council development consent may be needed. We ask the certifier or council to confirm the pathway, required documents and any neighbour-notification steps before setting a site-specific programme; assessment time is not guaranteed.
Minimum lot size (CDC)
Generally 450 m² for CDC; the official guidance includes an entirely-within-existing-house exception. All other standards still apply.
Minimum lot size (DA)
No universal DA minimum is stated here; check the applicable LEP and proposal.
Approval pathway
CDC only if every applicable standard is met; otherwise council consent may be needed. Confirm notification and assessment requirements.
Neighbour consent
NOT required under SEPP CDC
Floor-area assessment
Use the current instrument, applicable LEP and actual drawing measurement; the product name is not an approval.
Rental tenancy law
Residential Tenancies Act 2010 (NSW), NCAT for disputes
Top Sydney suburbs where we build
The suburbs below identify our Sydney service areas. Each property still needs its own zoning, title, site and complete-design check; a suburb or council name does not establish CDC eligibility.
Liverpool
South-West
$420–$510/wk
Liverpool guide
Campbelltown
South-West
$410–$490/wk
Campbelltown guide
Penrith
West
$410–$490/wk
Penrith guide
Blacktown
West
$420–$510/wk
Blacktown guide
Mount Druitt
West
$390–$460/wk
Mount Druitt guide
Bankstown
South-West
$430–$520/wk
Bankstown guide
Hornsby
North-West
$480–$580/wk
Hornsby guide
The Hills Shire
North-West
$470–$570/wk
The Hills Shire guide
Camden
South-West
$420–$510/wk
Camden guide
Wollondilly
South-West (rural-urban)
$390–$470/wk
Wollondilly guide
Marsden Park
North-West growth area
$430–$520/wk
Marsden Park guide
Schofields
North-West growth area
$430–$520/wk
Schofields guide
Sydney rents and yield — what we state (October 2026)
| Plan | Price (inc GST) | Target Rent | Notes |
|---|---|---|---|
| 34 m² Compact Studio | $154,000 inc GST | $430 / wk | Target rent; the suburb-specific figure is set in writing at site assessment |
| 60 m² Two-Bedroom | $203,500 inc GST | $560 / wk | Target rent; the suburb-specific figure is set in writing at site assessment |
Target rents are our own leasing estimates, not achieved rents or a forecast. Approval and finance timing depend on the actual property and terms.
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.
Sydney granny flat — FAQ
A secondary dwelling in Sydney may use the complying-development pathway under the NSW Housing SEPP 2021 only if all applicable standards and site controls are met. Otherwise, council development consent may be needed. We ask the certifier or council to confirm the pathway, required documents and any neighbour-notification steps before setting a site-specific programme; assessment time is not guaranteed. One principal and one secondary dwelling remain on the same lot; the site cannot be subdivided under this framework.
E2ES Sydney uses NSW 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 slab and site clean-up are included, and variations only arise if you ask for customisation.
Neighbour consent and neighbour notification are different. An eligible CDC does not use the DA merit-assessment process, but the applicable notification requirements still need to be confirmed with the certifier. Do not interpret no neighbour consent as no notification.
The Housing SEPP and applicable LEP determine permitted floor area and measurement. This guide’s older 60 m² baseline is not proof that every 60 m² product qualifies or that no larger proposal can be considered through another pathway. Have the selected drawing and complete site controls checked by the certifier or council.
Use the suburb list below to identify the service area, not an approval ranking. The property’s permitted use, title, site controls and complete design determine the pathway; the council name alone does not establish CDC eligibility.
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.
Yes — corner lots and battle-axe (rear-access) blocks are common in Sydney suburbs like Blacktown and Liverpool. SEPP setbacks are slightly different for corner sites; battle-axe lots need clear access. We assess both at the free site visit and report eligibility in writing.
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