A 60 m² two-bedroom granny flat costs about $176,000–$255,000 in Melbourne and $194,000–$285,000 in Sydney, all-in. Change the size, finish and site below to see your own range.
60 m², two bedrooms, standard finish, builder-built, easy flat site. Includes GST, design, permits and connections. October 2026.
Most “from $120,000” granny flat prices cover the building only. Design, the building permit and surveyor or certifier, the soil test, water, sewer and power connections and putting the yard back together usually add $20,000 to $50,000, even on an easy block.
The site is the biggest unknown. Two identical 60 m² granny flats can finish $60,000 apart because one block slopes, or the sewer sits uphill, or a crane is needed to get past the house.
The fast-track size limit changes the budget. Victoria and NSW allow 60 m², WA and SA 70 m², the NT 75 m² in some zones, and the ACT 90 m² on bigger blocks. In Queensland each council sets it. Go bigger and you are into a full planning or development application, with more fees and months more waiting.
For a 60 m² two-bedroom granny flat built by a builder, expect about $158,000–$231,000 in Brisbane, $158,000–$237,000 in Perth, $176,000–$255,000 in Melbourne and $194,000–$285,000 in Sydney. That is all-in: the building, design, permits, connections and basic landscaping, including GST, on an easy site.
About $176,000–$255,000 all-in for a standard finish on a flat block with services close by, or roughly $3,590 per m². A sloping block, a sewer pump or tight side access can add $10,000 to $50,000 or more.
Advertised prices are often the building only. They usually leave out design, permits, the surveyor or certifier, water, sewer and power connections, site works and landscaping. Together these add about $20,000 to $50,000 on an easy site, and more on a hard one.
Yes, if you organise the trades yourself. Expect roughly a quarter less on the building part. Permits, connections and site costs stay the same, and in most states you need an owner-builder permit or certificate to manage the build.
The site, more than the design. A slope of more than about a metre, a sewer that sits uphill or far away, reactive clay soil, tight side access and an old shed to remove are the usual extras. In Brisbane, council infrastructure charges apply to granny flats over 50 m².
It gives a range, not a quote. The rates come from 2026 builder price lists and cost guides, checked in October 2026. Your real price depends on the site, the builder and the design, so get at least two quotes after a site visit.
Rates checked in October 2026 against builder price lists and cost guides. South Australia, the ACT and the NT have fewer published prices, so treat those ranges as rougher.