Melbourne · Sydney · Brisbane · Gold Coast · Perth
Design. Build.
Lease & Manage.
One team, one contract, one outcome — a cash-flowing granny flat in your backyard.
Fixed price. Fixed timeline: 4 weeks paperwork, then 3 months construction. Turnkey delivery, including paperwork, with the price and schedule agreed before signing.
Two real cash-flow scenarios · Pay only the deposit, finance the rest
60 m² Dual studios — turn one rent into two
Before
Main House Only
$520/wk
3.5% yield
+ 60m²
After
Main + Dual
$1,280/wk
8%+ yield
Rest financed via construction loan — we'll connect you with a broker who'll secure the rate.
Single 30 m² granny flat — $31.6k upfront unlocks +$280/wk
Before
Main House Only
$520/wk
3.5% yield
+ 30m²
After
Main + Studio
$800/wk
$520 + $280
Rest financed — the new rent typically covers the loan repayment and still leaves positive monthly cash flow.
Illustrative figures from past E2ES projects — not a projection. Actual rent, loan terms, and deposit depend on your property, lender valuation, and personal borrowing capacity. We'll model your exact scenario at the site visit.
3
Proven Floor Plans
4 weeks + 3 months
Paperwork → construction
40+
In-House Team
300+
Properties Managed
Figures based on 100+ real E2ES projects we built and currently manage ourselves.
The 20 % Rule
You don't need to be rich.
You need to already own land.
A construction loan can fund part of the build. This illustration assumes you pay 20% of the ex-GST build price plus all GST in cash, and borrow the remaining base cost. Rent and borrowing terms are subject to assessment.
Step 01
You already own the land
Your backyard is silent capital. The bank values it on your title; you don't pay for it again. A construction loan is secured against the new building, not the land you already own.
Step 02
20% of the base price plus all GST in cash
The VIC studio costs $121,000 inc GST: $33,000 cash plus an $88,000 loan in this illustration. The VIC two-bedroom costs $170,500 inc GST: $46,500 cash plus a $124,000 loan. Cash includes 20% of the base price and all GST; lending is subject to approval.
Step 03
Compare target rent with interest and ongoing costs
The studio target rent of $380 / week is about $1,647 / month. Interest on an $88,000 loan at 6.3% p.a. is $462 / month, interest-only. With an illustrative $200 / month for management, insurance and rates, about $985 / month remains before vacancy, other costs and tax.
Step 04
Valuation is a separate assessment
The studio build price is $121,000 inc GST. Any effect on property value depends on your lot, your lender and the market at the time. A build price is not a valuation or an equity guarantee.
Worked example · 30 m² Compact Studio
$33,000 cash · illustrative $11,816 annual net cash flow · 35.8% cash-on-cash before vacancy and tax.
Cash out of pocket
Remaining $88,000 → construction loan, drawn down in 4 stages.
Cash coming back, every year
Any valuation effect depends on your lot, your lender and the market at the time — we do not estimate it.
Illustrative cash-on-cash return = annual net cash flow ÷ cash contribution = $11,816 ÷ $33,000 ≈ 35.8%. Assumes $380/week rent, an $88,000 interest-only loan at 6.3% p.a. and $2,400 annual management, insurance and rates. Excludes vacancy, other costs, tax and any principal repayment. Actual results vary.
Property Value Uplift · 4 real sales
You don't need a tenant to make money.
A granny flat on title sells the house for more, every time.
Beyond weekly rent, a granny flat is recognised as a separate dwelling on title — buyers and lenders both price that in. Four recent Melbourne sales below show the resale premium, each linked to the public sold record on realestate.com.au.
Auction guide vs hammer
$200k above the auction guide.
Price guide $500k–$550k. Sold $725,000 on 19 Jul 2025. The selling agent attributed the over-guide result directly to the existing ~20 m² granny flat on the block — buyers paid a premium for the ready-to-rent second dwelling.
24 Flynn Crescent, Coolaroo VIC 3048
4 bed · 2 bath · 608 m² · House
With vs without granny flat
$200k more than a same-street no-granny home.
Price guide $690k–$750k — sold $980,000 on 2 Aug 2025. A comparable 3-bed, no-granny-flat house on the same street with the same 650 m² block tracked ~$200k lower in the same month. The granny flat alone explained the gap.
90 Bellevue Drive, Berwick VIC 3806
5 bed · 3 bath · 2 car · 650 m² · House
Awkward block still beats the regular block next door
$120k premium despite a "hardship" lot shape.
Irregular block — normally sells at a discount because it limits future renovation. Sold $920,000 on 17 May 2026 with a granny flat already on title. Same-street comparable 4 Warrenwood Place — a regular, larger block with no granny flat — sold $799,000 on 30 Jan 2026.
9 Warrenwood Place, Narre Warren VIC 3805
Irregular lot · existing granny flat
Even an unpermitted shell adds value
$90k premium for a shell with no permit.
Granny-flat shell only — kitchen + toilet plumbed in, structure standing, but no occupancy certificate. Sold $910,000 on 1 Mar 2026. Same-street comparables sold lower: 41 Helen St $820k (2 May 2026), 39 Helen St $840k (14 Feb 2026). The optionality alone — a buyer's path to a future legal granny flat — was worth ~$90k.
56 Helen Street, St Albans VIC 3021
Unfinished granny-flat shell · kitchen + WC roughed in
All four sales above are publicly recorded on realestate.com.au — click any card to verify the price, date and property details. Comparables drawn from the same street, same suburb, same quarter wherever possible. Past sales are not a forecast — but the pattern is consistent across Melbourne metro.
The conclusion
If you own land in Melbourne,
the math is already decided.
Three numbers most landowners never run. When you do, building a granny flat stops being a "renovation question" and becomes the obvious next investment move.
Backyard worth · sitting silent
$200k – $400k
Typical bank-recognised land value of the unused 200–400 m² behind your main house. Generates $0 today.
Cash out of pocket
$33k – $46.5k
Illustrative cash contribution: 20% of the ex-GST build price plus all GST. $33k for the 34 m² studio; $46.5k for the 60 m² two-bedroom. Lending subject to approval.
New wealth per year
~$25,000+
Rent uplift + equity gain. Compounds: rent rises ~3% / yr, property value rises with the Melbourne market.
When it does NOT make sense
We'll tell you in writing — before any contract.
- ·Lot under 300 m² (in the main residential zones a small second dwelling then needs a planning permit) or a backyard too tight for clearances — we tell you in writing at the free site visit, before any contract.
- ·Bushfire-prone block needing BAL-29+ construction — the BAL assessment and planning-permit pathway need confirming at the free site visit before you commit.
- ·Heritage overlay or DCP/DCPO restriction — sometimes adds 6–12 months of planning, sometimes a hard no.
- ·You're selling within 12 months — you won't recover the build cost in the sale uplift fast enough.
For everybody else with a lot ≥ 300 m² and no overlay surprises — the math isn't a question of if. It's a question of which floor plan.
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