You’ve probably seen those $300k+ granny flat quotes and wondered what on earth they’re charging for. Meanwhile, quality builds start at $208k with everything actually included. The difference isn’t quality – it’s honesty about pricing and what you really get for your money.

The Real Cost Breakdown Nobody Talks About

Most granny flat companies play the “starting from” game. They quote you a base price then add thousands for things you assumed were included. By the time you’ve got a liveable space, you’re paying premium prices for standard features.

Here’s how the numbers really stack up when you compare like with like. A proper 60m² two-bedroom granny flat should include everything needed for comfortable living, not just four walls and a roof.

What others call “extras” but should be standard:

• Full kitchen with quality appliances and stone benchtops
• Complete bathroom with modern fixtures and proper ventilation
• Electrical connections and switchboard upgrades
• Plumbing connections to existing services
• Council permits and engineering approvals
• Professional installation and site preparation
• Comprehensive warranty and after-sales support

The honest builders include these from the start. The expensive ones charge separately for each item, turning $200k quotes into $350k+ reality.

Lana 43: Compact Living Done Right

The 43m² Lana design proves smaller doesn’t mean compromising on quality. This layout maximises every square metre without feeling cramped – something most budget builds completely mess up.

What you actually get in 43m²:

• One proper bedroom – not a glorified cupboard with a window
• Full bathroom – shower, vanity, toilet with decent space between them
• Open-plan living/dining – feels spacious thanks to smart design choices
• Complete kitchen – full-size appliances, proper bench space, adequate storage
• European laundry – washer/dryer nook plus storage that doesn’t eat into living space
• Quality finishes throughout – timber-look flooring, modern fixtures, neutral palette

Compare this to those “studio” units others charge $250k+ for. You’re getting separate living areas, proper storage, and finishes that don’t look temporary. That’s real value, not marketing spin.

Lana 60: Family-Sized Without the Premium Price

The 60m² Lana takes everything great about the 43m² version and adds the space growing families actually need. Two bedrooms, more storage, same quality inclusions – still under $250k when others charge $350k+ for similar space.

Your 60m² breakdown:

• Two genuine bedrooms – both with proper windows, built-in storage, space for actual furniture
• Expanded living areas – room for dining table, lounge suite, kids’ toys without feeling cluttered
• Same quality kitchen – full appliances, stone benchtops, soft-close drawers
• Enhanced bathroom – additional storage, better ventilation, premium fixtures
• Improved laundry setup – more storage, better workflow, still European-style efficiency

The space difference between 43m² and 60m² is significant, but the price difference isn’t. That’s where smart design and efficient building processes save you thousands.

Signature Package: Everything You Need at $208k

The Signature package represents honest pricing in an industry full of hidden costs. What you see is what you pay – no surprises, no “forgot to mention” conversations halfway through your build.

Signature inclusions that others charge extra for:

• Complete site preparation – excavation, foundations, all the unsexy stuff that costs big money
• Full electrical package – new meter, switchboard upgrades, safety switches, LED lighting throughout
• Comprehensive plumbing – hot water system, connections to existing services, proper drainage
• Quality fixtures and fittings – tapware, door handles, light fittings that don’t look cheap
• Professional paint job – interior and exterior, proper preparation, quality paint systems
• Engineered timber flooring – throughout living areas, not just concrete or basic vinyl
• Stone kitchen benchtops – 20mm engineered stone, not laminate pretending to be stone

Most competitors quote these as “optional extras” totalling $50k-80k. We include them because a granny flat without proper foundations, electrical, and plumbing isn’t actually useable.

Luxe Package: Premium Without the Premium Price Tag

The Luxe package at $240k includes everything from Signature plus the upgrades that make daily living genuinely enjoyable. Still cheaper than most competitors’ basic packages, but with inclusions they reserve for their top-tier offerings.

Luxe additions that justify the upgrade:

• Premium appliances – European brands, better warranties, features you’ll actually use
• Enhanced bathroom – frameless shower screen, premium tapware, better storage solutions
• Upgraded flooring – extended to bedrooms, premium underlays, better acoustic performance
• Improved lighting package – dimmers, feature pendants, task lighting where it matters
• External decking included – proper outdoor living space, not an afterthought add-on
• Enhanced insulation – beyond code requirements for better comfort and lower running costs

The price difference between Signature and Luxe is $32k. Try getting these upgrades elsewhere – you’ll pay double and still miss half the inclusions.

What Others Don’t Include (But Should)

The expensive granny flat companies love itemising every small component to inflate their final price. They’ll charge separately for basics like electrical connections, council permits, even site access.

Common “extras” that inflate competitor pricing:

• Site survey and soil tests – essential for any build but often excluded from base quotes
• Engineering certificates – required by council but charged as premium service
• Waste removal – because apparently building debris removes itself in their world
• Final clean and handover – you’d think this was standard professional practice
• Warranty documentation – peace of mind shouldn’t cost extra

The Hidden Value in Honest Pricing

Quality granny flats don’t have to cost $300k+ when builders focus on efficient processes rather than inflated margins. The best value comes from companies who’ve streamlined everything from design to handover.

You shouldn’t need a spreadsheet to understand what you’re buying. Honest pricing means knowing your total investment upfront, not discovering costs as you go.

Why transparent pricing matters:

• Budget certainty – plan your finances without nasty surprises
• Fair comparisons – actually compare like with like across different builders
• Reduced stress – focus on design choices, not hidden cost discoveries
• Better outcomes – builders focused on value delivery, not margin maximisation

Making the Right Choice for Your Family

The best granny flat investment balances your immediate needs with long-term value. Whether you need the compact efficiency of Lana 43 or the family space of Lana 60, you shouldn’t overpay for standard inclusions.

Quality construction, comprehensive inclusions, and honest pricing aren’t mutually exclusive. The smart money chooses builders who’ve figured out efficient delivery without compromising on things that matter to daily living.

Don’t pay $300k+ for what you can get at $208k with better inclusions. Innovista Group’s Signature package delivers everything competitors charge extra for, whilst our Luxe option at $240k includes premium features others reserve for their highest-priced packages. Contact Innovista Group today to see exactly what’s included in Melbourne’s most comprehensive granny flat packages.