Last updated October 2026
The cost of a 2 bedroom granny flat in Melbourne starts at $198,000 for a turnkey Innovista G-Flat™ and goes up to $265,000 for the Luxe finish level. Every G-Flat™ is a 60m² home with two bedrooms, so the price depends on the finish level you choose and the conditions on your block. This guide breaks down what you get at each price, what is included, and what can change the final number.
Key takeaways
- A turnkey 2 bedroom G-Flat™ costs $198,000, $208,000, $238,000 or $265,000, depending on the finish level.
- All five floor plans cost the same within each finish level.
- Every price includes the building permit, all plans, connection of services up to 10m and a 10-year structural warranty.
- Site conditions such as slope, overlays and long service runs can change the final cost.
- A free site assessment confirms the price for your block before you commit.
What a 2 bedroom granny flat costs in 2026
Every G-Flat™ is a 60m² turnkey build with two bedrooms, and the price is fixed for each finish level.
| Finish level | Turnkey price | Best for |
|---|---|---|
| Affordable | $198,000 | A complete home at the lowest price |
| Homestead | $208,000 | Matching a traditional main house |
| Signature | $238,000 | Premium finishes and extra decking |
| Luxe | $265,000 | Our best seller, with 3m ceilings and Bosch appliances |
Prices are a guide for a standard 60m², two bedroom G-Flat™ and may vary with your site. Sites 70km or more from the Melbourne CBD attract a 12.5% regional surcharge. A free site assessment confirms the price for your block.
What the turnkey price includes
When you compare the cost of a 2 bedroom granny flat across quotes, check what each price actually covers. Every G-Flat™ includes:
- the building permit and all required reports
- all plans
- connection of services up to 10m from the main house
- stone benchtops and soft-close cabinetry
- SPC hybrid flooring
- double-glazed, powder-coated aluminium windows
- Colorbond fascia and guttering
- a reverse cycle split system
- a 10-year structural warranty with a 6-month maintenance guarantee
What each finish level adds
Affordable: $198,000
Steel stumps with a timber subfloor, a skillion roof with 2.7m ceilings, a 20mm stone benchtop with porcelain splashback, a landing with decking, 6mm SPC hybrid flooring, Haier appliances, a framed walk-in shower, a 3kW reverse cycle split system and 2.4m built-in wardrobes.
Homestead: $208,000
Everything in Affordable, plus a concrete waffle slab, a pitched roof with concrete tiles, a Hebel facade with acrylic render, R2.5 wall insulation and a solid timber entry door.
Signature: $238,000
Everything in Affordable, plus 40mm stone benchtops, 20m² of extended decking, a bathroom skylight, a semi-frameless shower with floating vanity, 9mm SPC hybrid flooring, Electrolux appliances, a 5kW split system and a cantilevered awning.
Luxe: $265,000
Everything in Signature, plus 3m ceilings, skylights in the kitchen and bathroom, a curved island with 40mm benchtops, Bosch appliances, floor-to-ceiling tiles with underfloor heating, a frameless shower, a premium floating toilet, a multi-head split system in every room, 40m² of front and side decking and Low-E safety glass windows.
For a side-by-side look at the top two, read Luxe vs Signature: which package is right for you.
Why choose a 2 bedroom granny flat?
Victoria’s small second dwelling rules allow up to 60m², and that space suits two bedrooms comfortably. A second bedroom makes a granny flat far more flexible over time:
- Ageing parents: room for a carer, visiting family or storage.
- Couples and downsizers: a guest room or home office.
- Adult children: space to study, work or share.
- Renting: a 2 bedroom home appeals to couples and small households.
A second bedroom also adds flexibility if your plans change. A granny flat built for a parent today can become a home office, a space for a returning adult child or a rental later on, without any changes to the building itself.
If you are weighing up a smaller option, our guide to 1 bedroom granny flats explains when a single bedroom makes sense.
Choosing your 2 bedroom layout
Because every floor plan costs the same within a finish level, the cost of a 2 bedroom granny flat does not change with the layout you choose. Pick the one that suits your block:
- Stella: an L-shaped layout for corner blocks and irregular yards.
- Aurora: long and narrow for tight or side-access blocks, with a walk-in robe in bedroom one.
- Lana: a balanced layout with a full kitchen, bathroom, laundry and open-plan living.
- Lana 2: builds on Lana with a second bathroom for added privacy.
- Sirius: a square layout with large 4 x 3m bedrooms and an L-shaped kitchen.
Our guide to 2 bedroom granny flat designs shows how each layout works in practice, and granny flat floor plans for 60m² explains how to get the most from the space.
What can change the cost of a 2 bedroom granny flat
The turnkey price covers a standard site. Your free site assessment checks for anything that could add cost, including:
- services that need to run more than 10m from the main house (see services connection costs beyond 10 metres)
- sloping blocks that need extra earthworks or retaining
- heritage, bushfire or flood overlays
- easements or restrictive covenants on your title
- regional sites 70km or more from the Melbourne CBD
Any site costs are confirmed in writing after your site assessment, before you commit to a build.
Lots under 300m² and properties with overlays may also need a planning permit. The Victorian Government small second dwellings page explains the rules, and our granny flat compliance guide for Victoria covers what to check on your property.
How to budget for your build
A clear budget starts with the turnkey price and then adds anything specific to your site. A simple way to plan:
- Choose your finish level, which sets the base cost of a 2 bedroom granny flat.
- Book a free site assessment to confirm whether slope, overlays or long service runs add anything.
- Allow for items outside the build itself, such as furniture, window furnishings and any landscaping you want beyond the standard decking.
- Talk to a mortgage broker early so your finance is ready before construction starts.
Working in this order means the number you plan around is the number you pay, with no surprises at handover.
Renting out a 2 bedroom granny flat
Many owners rent their granny flat to family or tenants. Rents vary by suburb, finish and demand, so a local property manager is the best source for a rental appraisal on your property. If you rent to tenants, residential tenancy requirements apply. Our guide on how to legally rent out a granny flat in Victoria explains what you need.
Finance and tax
Most homeowners fund a build through savings, equity in their home or a construction loan, and a mortgage broker can tell you what suits your situation. If you rent the granny flat out, some costs may be tax deductible. Speak with a registered tax agent, and read what you need to know about tax deductions for granny flat investments and how to finance a granny flat build.
Ongoing costs to plan for
The cost of a 2 bedroom granny flat does not stop at handover. Plan for the everyday costs of a second home on your property, such as:
- electricity, water and internet for the granny flat
- council rates, which may change once the granny flat is complete
- building and contents insurance, plus landlord insurance if you rent it out
- general maintenance over time
If someone else will live in the granny flat, it helps to decide early how bills will be shared. Our guides on how to split utility bills between your home and granny flat and setting up a separate electricity meter explain the options.
How to compare 2 bedroom granny flat quotes
Before you compare any two prices, ask each builder:
- Is the building permit included, along with all plans and reports?
- How far does the service connection allowance run?
- Which brands and thicknesses are included for appliances, benchtops and flooring?
- What warranty applies, and for how long?
- Is the price fixed once your site has been assessed?
How long it takes
A G-Flat™ takes approximately 5 months end to end, from planning through to handover, including the building permit, approvals, construction and connection of services. We build across Melbourne and regional Victoria, including Geelong, Dandenong and Werribee, and our team manages every step from site assessment to handover.
Frequently asked questions
What is the cost of a 2 bedroom granny flat in Melbourne?
A turnkey 2 bedroom G-Flat™ costs between $198,000 and $265,000, depending on the finish level. Your site may change the final price.
Do all floor plans cost the same?
Yes. Stella, Aurora, Lana, Lana 2 and Sirius cost the same within each finish level.
What does the price include?
The building permit, all plans, connection of services up to 10m and a 10-year structural warranty.
How big is a 2 bedroom G-Flat™?
Every G-Flat™ is 60m², the maximum size for a small second dwelling in Victoria.
How long does it take to build?
About 5 months from planning to handover.
Does the cost of a 2 bedroom granny flat change with the floor plan?
No. Only the finish level and your site conditions change the price.
Get a price for your block
The cost of a 2 bedroom granny flat depends on your finish level and your site, and the quickest way to know your number is a free site assessment. Book your free site assessment or visit our display G-Flat™ to see the finishes in person.