Granny Flat Check
Price guide · checked 25 October 2026

How much does a granny flat cost in Sydney?

A 60 m² two-bedroom granny flat in Sydney costs about $194,000–$285,000 all-in, built by a builder. That is roughly $3,990 per m², the highest of the capitals, including GST, design, approval, connections and basic landscaping on an easy block.

Work out your exact priceCheck your block in 3D

Sydney granny flat prices, October 2026

All-in, built by a builder, on an easy flat block. Includes GST, design, permits, connections and basic landscaping.

SizeBudgetStandardPremium
Studio, 30 m²$107,000–$168,000$119,000–$184,000$140,000–$213,000
1 bedroom, 45 m²$141,000–$214,000$157,000–$236,000$188,000–$276,000
2 bedrooms, 60 m²$173,000–$257,000$194,000–$285,000$232,000–$336,000
3 bedrooms, 70 m² (needs a permit or DA)$194,000–$285,000$217,000–$317,000$261,000–$375,000

What pushes the price up

The block matters more than the design. Add these on top of the table:

Site issueAdds about
Sloping block, more than about 1 m fall$10,000–$35,000
Sewer uphill or far away (pump needed)$8,000–$16,000
Tight side access (crane or hand work)$5,000–$11,000
Old shed or garage to remove$4,000–$14,000
Reactive clay soil (deeper footings)$12,000–$25,000
Second bathroom$18,000–$28,000

What’s different in Sydney

  • NSW allows a secondary dwelling of up to 60 m². On a residential lot of 450 m² or more it can usually go through a Complying Development Certificate instead of a council DA. Source: NSW Planning, secondary dwellings.
  • Under complying development, side setbacks are typically 0.9 m and the rear setback 3 m, which decides how much backyard you need.
  • Sandstone is the Sydney extra. Rock under the slab means excavation and sometimes a geotechnical report, which builders often price only after a site visit.
  • Central Coast builder P J Cook publishes 2026 prices from $194,000 plus GST for a two-bedroom design, and says a realistic turnkey budget is $230,000 to $260,000 including GST. Source: P J Cook Building, NSW granny flat costs (2026).

Questions

How much is a 60 m² granny flat in Sydney?

About $194,000–$285,000 all-in for a standard finish on an easy block, or about $3,990 per m².

What is the cheapest granny flat in Sydney?

A studio of about 30 m² with a budget finish starts around $107,000 all-in. Advertised prices under $150,000 usually leave out approval, connections and site works.

What size block do I need for a granny flat in Sydney?

450 m² for fast-track approval through a Complying Development Certificate. Smaller lots can still apply through a council development application.

How long does approval take for a granny flat in NSW?

A Complying Development Certificate is usually around 20 days. A council development application commonly takes 40 to 90 days.

Why do Sydney granny flats cost more than Brisbane ones?

Mostly labour, plus rock excavation on sandstone blocks and longer sewer and stormwater runs. The same 60 m² design typically costs $30,000 to $50,000 more in Sydney.

Will it pay for itself?

Put this price and your expected rent into the rent and ROI calculator to see the yield and payback time.

Other price guides

MelbourneBrisbanePerthCost per m² by stateKit vs builderCost calculatorFAQ

Sources

Prices are all-in estimates including GST, from our cost calculator, which is built on 2026 builder price lists and cost guides. Checked 25 October 2026. Get at least two quotes after a site visit.