Granny Flat Plans and Prices NSW
Every design we build, with its price next to it. 48 plans from $140K to $264K ex-GST, turn-key. Prices are indicative until we have stood on your block, and the second half of this page is about the site costs that decide where inside the range you land.
Prices reviewed 2026. Ex-GST. Turn-key, standard inclusions, subject to site assessment.
The full price list
Sorted cheapest first inside each bedroom count. Same 60m² cap, very different amounts of building — the spread inside the 2-bedroom group is corners, wet areas and ceiling height, not marketing.
1-bedroom granny flat prices3 plans
| Design | From (ex-GST) |
|---|---|
| Buildana Luca40m² · 1 bed · 1 bath | $140,000 |
| Buildana Siena50m² · 1 bed · 1 bath | $175,000 |
| Buildana Ilyas50m² · 1 bed · 1 bath | $179,000 |
2-bedroom granny flat prices44 plans
3-bedroom granny flat prices1 plan
| Design | From (ex-GST) |
|---|---|
| Buildana Orion60m² · 3 bed · 1 bath | $210,000 |
Studios under 35m² are quoted as custom designs, typically $95,000–$135,000 turn-key. Need something not on the list? Browse the floor plans or ask below.
What the plan price covers, and what it does not
In the price
- Slab, frame, roof and the standard polystyrene-render exterior
- Windows, external and internal doors, insulation, plasterboard
- Kitchen with 10m of cabinets, laminate benchtop, oven, cooktop, rangehood
- Bathroom tiled floor to ceiling, stone-top vanity, framed shower screen
- Laundry provisions, hot water, electrical and plumbing fit-off
- Painting, floor coverings, light fittings, fans
- Working drawings, engineering and the standard inclusions listed on each design
Priced off your site
- CDC or DA approval and certifier fees
- Service connections back to the main house, sewer and stormwater
- Engineered footings where the soil test says so
- Retaining walls, cut and fill on sloping blocks
- Driveways, paths, fencing, landscaping, clothesline
- Separate metering, air conditioning, exterior upgrades
- GST (add 10% to everything on this page)
Site costs to budget on top
| Item | Typical range |
|---|---|
| CDC approval and private certifierIncludes the certifier's inspections through the build. DA instead of CDC roughly doubles it and adds 3–5 months. | $3,000 – $8,000 |
| Site preparation and servicesCut and fill, sewer and stormwater connection, trenching for power and water back to the main house. Long runs and rear sewer mains push this up. | $8,000 – $20,000 |
| Separate metering (electricity and water)Optional, but tenants expect their own bills and lenders like it. Cheapest done during the build. | $3,000 – $6,000 |
| Engineered footings on reactive clayClass M or H1 slabs are triggered on around 70% of Fairfield, Liverpool, Cumberland and Blacktown sites. The soil test decides it, not the design. | $12,000 – $28,000 |
Exterior upgrades
The plan price is rendered polystyrene cladding. The upgrade cost scales with the external wall area of the design, so a compact plan is cheaper to brick than a long one.
Quieter and warmer than foam. The usual pick on a shared boundary.
Matches a brick main house. Zero maintenance for decades.
The premium finish. Worth it where the flat is visible from the street.
Fixed-price estimate
Turn a plan price into your price
Send the address and the design you like. We check the block against the Housing SEPP, the sewer and the soil, then call back with a realistic all-in range for that site. Fixed price follows if you want to go ahead.
- Priced off your block, not a brochure — soil, slope and council read first
- NSW licensed builder 487805C. HBCF insured. Fixed-price HIA contract.
- Reply within 4 working hours. No sales pressure, ever.
Granny flat price questions
Are these fixed prices?+
They are indicative turn-key prices, ex-GST, worked off Rawlinsons single-unit Sydney rates and reconciled against our own Western Sydney jobs. The fixed price comes after the site assessment and soil test, in writing, in an HIA contract. On a flat, serviced block the fixed price usually lands within a few thousand dollars of the plan price. On a sloping block with a rear sewer main it will not, and we would rather tell you that before you fall in love with a floor plan.
Why do 60m² designs range from about $210,000 to $264,000?+
Same cap, different amount of building. The $210,000 designs are simple rectangles with one wet wall and a basic roofline. The $260,000-plus designs carry more corners, a second wet area or a separate laundry, higher ceilings and a heavier standard spec. Every extra corner is more slab edge, more frame, more flashing and more render.
Does the price include GST?+
No. All plan prices on this page are ex-GST. Add 10% for the contract price. Site costs in the table are also ex-GST.
How much does a 3-bedroom granny flat cost?+
Our 3-bedroom Orion fits three bedrooms inside the 60m² internal cap and starts at $210,000 ex-GST. Be honest with yourself about room sizes: three bedrooms at 60m² means the third is a study or a child's room. Two bedrooms and a bigger living area rents for nearly the same money in most Western Sydney suburbs.
What is the cheapest granny flat you build?+
The 40m² 1-bedroom Luca at $140,000 ex-GST is the entry point in the catalogue. Studios under 35m² can be quoted as a custom design, typically $95,000–$135,000 turn-key, but they are a different product with a different tenant.
What does turn-key mean here?+
Slab, frame, roof, external walls, windows and doors, full internal fit-out including kitchen, bathroom and laundry, painting, floor coverings, hot water, electrical, plumbing and the standard inclusions listed on each design page. You get keys and a dwelling a tenant can move into. It does not include landscaping, driveways, fencing or the site costs in the table below.