The straight answer · 2026
How much does a granny flat cost in Queensland?
The answer with nothing left out: dwelling, site, approvals and delivery, from invoiced builds.
Most one-bedroom granny flats in Queensland cost $150,000 to $225,000 all-in in 2026. Kits start at $59,900; a finished, fully installed one-bedroom typically lands $176,900 to $189,900 inc GST including site works and approvals.
The number, before anything else
For most one-bedroom builds in Queensland in 2026, the whole project, dwelling, delivery, site works and approvals, lands between $150,000 and $225,000. That is true whoever builds it. The variables are the size you pick, how much of the work you do yourself, and what your block demands.
By how much you do yourself
| Route | Upfront price | Finished and liveable |
|---|---|---|
| Kit, you assemble and finish | from $39,900 | $158,800–$207,600 |
| Lock-up, you finish inside | from $47,900 | $174,800–$212,700 |
| Complete, installer places it | from $99,900 | $176,900–$189,900 |
One-bedroom Standard 8.4 shown for the finished ranges; from-prices are the smallest model. All inc GST. Full tables for all six sizes: the granny flat ladder.
What is inside the all-in number
- The dwelling, fixed at contract: $99,900 to $199,900 inc GST for a complete home, much less for kits.
- Approvals: certifier, consultants and referrals. Invoiced on our builds at $16,700 to $19,750.
- Site works: footings, service connections, crane. $20,000 to $33,000 on straightforward SEQ blocks, up to $51,000 with hard crane access.
- Delivery: from a few hundred dollars in SEQ to five figures interstate, quoted on your postcode.
What moves the price on your block
Council size caps (Moreton Bay allows 45sqm on suburban lots; Brisbane allows 80sqm), slope and crane access, distance from services, bushfire rating, and cyclonic wind regions north of Bundaberg, which add about $7,500 of engineering. The rules for your council: Brisbane, Moreton Bay, Sunshine Coast, Gold Coast, Redland, Logan, Ipswich, Noosa.
The trap in cheap-looking prices
A $15,000 transportable or an $18,000 frame kit is not a cheap granny flat, it is roughly a tenth of one. The fit-out, site and approvals exist no matter whose box you buy. Ask any seller for the finished-and-liveable number and watch what happens. We print ours: it is the right-hand column of every table above, and the full working is in the Granny Flat Cost Report 2026.
Straight answers
Can you get a granny flat for under $100,000?
A liveable, approved one, no. Kits and shells sell under $100,000, and the fit-out, site works and approvals then take most projects past $150,000. What you can do under $100,000 is buy the build stages progressively, starting with a kit.
Is a granny flat cheaper than an extension?
Usually comparable or cheaper per square metre, and faster: factory build runs 8 to 10 weeks with site works in parallel, where extensions run site-bound for months. The granny flat also rents independently, which an extension cannot.
Do granny flats add value?
In SEQ a compliant Class 1a secondary dwelling typically rents for $350 to $450 a week, and bank valuers treat approved, certified dwellings differently from sheds and pods. Compliance is the value.
What is the cheapest way to get one?
Buy the kit, assemble it under an owner-builder permit, and fit it out with licensed trades for electrical and plumbing. Typical finished cost $158,800 to $207,600 with your own labour in it, against $210,200 to $223,200 fully installed.
Where this lands on price
Every price, every way to buy, on one page.
Kit $59,900 to finished and installed, with the all-in number printed.