Question 1

How much does a granny flat cost in Australia in 2026?

Accepted Answer

E2ES fixed prices: 30 m² Compact Studio $110,000 + GST. 60 m² Two-Bedroom $170,000 + GST. 60 m² Dual Living (two independent studios on one footprint) $200,000 + GST. Cash down is ~20% of build cost (~$32k–$52k); the other 80% is a construction loan secured against the new building. All three include permits, slab, frame, cladding, roof, insulation, kitchen, bathroom, flooring, AC, hot water, plumbing and electrical rough-in, and connection to existing mains within 10 m sewer / 15 m cabling.

Question 2

What is the cheapest granny flat builder in Melbourne?

Accepted Answer

E2ES's 30 m² Compact Studio at $110,000 + GST is the lowest fixed turnkey price in our July 2026 survey of Melbourne granny flat builders — fully finished, permits and connections included, on an engineered concrete slab. Surveyed competitors' entry turnkey prices start around $133k, and independent 2026 guides put a finished 2-bed at $150k–$255k all-in. Cheaper stickers are kit shells or portable units on steel stumps, or exclude permits/connections/appliances that add $20k–$60k once tallied.

Question 3

What is a granny flat?

Accepted Answer

A granny flat (also called a secondary dwelling, ancillary dwelling unit, ADU, backyard studio, or backyard cabin) is a fully self-contained secondary residence built on the same lot as the main house. In Australia it sits on a single title (no subdivision), is Class 1a compliant under NCC 2022, and can be either lived in by family or leased to a tenant for rental income.

Question 4

How long does it take to build a granny flat?

Accepted Answer

2 months from decision to finished build: ~1 month of paperwork (design + building permit — no planning permit needed on most Victorian lots under the small second dwelling reform, Amendment VC253) + ~1 month of construction on site (4 weeks; 4–5 for the Dual Living). Typical Melbourne builders quote 4–7 months. A tenant typically moves in 2–3 weeks after handover.

Question 5

Do I need council approval for a granny flat?

Accepted Answer

A building permit yes, a planning permit usually no. Victoria's small second dwelling reform (Amendment VC253, Dec 2023) removed the planning-permit requirement for dwellings ≤ 60 m² on lots ≥ 300 m² — E2ES's private surveyor issues the Class 1a Building Permit in 2–4 weeks, so paperwork closes in ~1 month. In NSW, lots ≥ 450 m² use the SEPP Complying Development pathway (~10 days, no neighbour consent). Heritage Overlay or DCP/DCPO sites add 6–12 months. E2ES handles the entire permit process — owner has zero paperwork.

Question 6

Can I rent out a granny flat as a separate lease?

Accepted Answer

Yes. All E2ES designs are Class 1a self-contained dwellings, which means up to 3 leases per lot (NCC 2022 Class 1b threshold) without requiring a rooming-house licence. The 60 m² Dual Living layout is two fully independent studios on one footprint, each leasable as a standalone tenancy.

Question 7

What is the rental yield on a granny flat?

Accepted Answer

Gross yields on build cost: 30 m² studio ~16.3% ($380/wk on $110k), 60 m² two-bed ~13.9% ($500/wk on $170k), 60 m² dual ~16.5% ($700/wk on $200k). Net yields on cash down are significantly higher (~33% on the 30 m²) because 80% of the build is financed via construction loan, leveraging the owner's existing land equity.

Question 8

Do E2ES granny flats sit on a concrete slab or steel stumps?

Accepted Answer

Always an engineered reinforced concrete slab (AS 2870.1 Class M/H, waffle-pod or raft) with termite management — the same foundation as a full-size home, included in every fixed price. Portable and prefab units that undercut on price sit on steel stumps or a trailer chassis, which rent for less and are valued differently by banks.

Question 9

What materials does E2ES build with?

Accepted Answer

The best Australian-made materials in the market, locked into the contract by brand: BlueScope Colorbond steel roof (Lysaght Klip-Lok 700), James Hardie Scyon Axon fibre-cement cladding, CSR Bradford Gold insulation, Australian MGP10 H2 termite-treated pine frame, silica-free engineered stone benchtops, double-glazed aluminium windows.

Question 10

Does E2ES have real multi-lease / room-by-room rental experience?

Accepted Answer

Yes. OptimaRea, E2ES's property-management arm, runs 300+ tenancies including dual-living and multi-lease setups — separate leases, separate bonds, sub-metered utilities. All Class 1a compliant: up to 3 leases per lot with no rooming-house licence. The 60 m² Dual Living plan was designed from that operating experience.

Question 11

Can I build a granny flat in Brisbane / Gold Coast / Sydney?

Accepted Answer

Yes. E2ES operates across Melbourne, Brisbane, Gold Coast and Sydney. Brisbane and Gold Coast follow the Queensland Development Code MP1.1 (Secondary Dwelling) — typically 400–600 m² minimum lot. Sydney uses the NSW Affordable Rental Housing SEPP 2009 (450 m² minimum, 10-day Complying Development). All four cities use the same three E2ES floor plans.

户型	价格	目标租金	毛回报	Cash-on-Cash
30 m² Compact Studio	$110,000 + GST	$380 / wk	~16.3% 毛回报	~33% cash-on-cash
60 m² Two-Bedroom	$170,000 + GST	$500 / wk	~13.9% 毛回报	~32% cash-on-cash
60 m² Dual Living	$200,000 + GST	$700 / wk 合计	~16.5% 毛回报	~39% cash-on-cash

Berwick granny flat ——
固定价，2 个月完工。

Berwick 的审批路径与时间线

Berwick granny flat 常见问题

我们也在 Berwick 周边建造

从一次
30 分钟现场勘查开始。

Berwick granny flat ——固定价，2 个月完工。

Berwick 的审批路径与时间线

Berwick granny flat 常见问题

我们也在 Berwick 周边建造

从一次 30 分钟现场勘查开始。

Berwick granny flat ——
固定价，2 个月完工。

从一次
30 分钟现场勘查开始。