If you are planning on building a granny flat, you may have noticed the prices can vary considerably. So, can you build a granny flat for less than $100,000?

 

Yes, you can order a “flat-pack granny flat” for under $50 000. Or, construct one from $50,000 to $130,000+. However, you can save money with labour and build the granny flat yourself for under $100 000 as an owner-builder.

 

In today’s article, I explore the costs of building my very own granny flat for $91,071.64.

 

For an in-depth look, see this updated article for my detailed cost breakdown.

 

 

I will discuss ways to bring these costs down to under $100,000 so you too, can have a high-quality granny flat built.

 

I will also provide a list of companies that build granny flats for under $100K.

 

Why Do Prices of Granny Flats Differ So Much?

 

There are many factors that come into the price of a granny flat and impact the building cost, including the:

 

• Building Design – For example, you wouldn’t expect a brick granny flat to cost the same as a “flatpack” design.
• Construction Costs – The cost of constructing a granny flat can range from roughly $50K to $140K+

 

However, multiple factors can impact this too, such as:

 

• The size of the granny flat – A bigger granny flat will use more materials and take more time, so cost more in labour.
• Your land – A quote is generally based on having easy access to your lot, so site preparation is not included.
• Fittings and fixtures – You can choose to use the ‘pricey’ materials, or the cheaper materials.

 

There are various other costs that also go into building a granny flat, such as:

 

• Council fees.
• Utility essentials (i.e. electrical and plumbing).

 

For a rundown of the costs, see this article.

 

Granny Flats Under $100K

 

Many building companies will also offer a 1-bedroom granny flat, fully installed, for $85 000 – $100 000.

 

A 1-bedroom granny flat is a great way to use limited space on your property, as they are typically 35sqm – 45sqm.

 

This is an ideal granny flat for:

 

• Members of your family, such as your parents or any children still living at home, or
• Guest houses.

 

Below is a list of granny flat builders whose price includes the cost of standard fittings and construction for under $100K;

 

 

• Half Priced Granny Flats – (02) 9822 9989
• Clarendon Granny Flats – 13 63 93
• Chesterfield Constructions – (02) 8065 3397
• Granny Flat Builders Sydney – 1300 830 176

 

The Standard inclusions you will have in their granny flats (companies above) are quite ahead of the competition it seems.

 

Standard inclusions include:

 

• Internal Wall & Ceiling Linings – Plasterboard in all areas except Villa-board in bathrooms. Cornices throughout.
• Wardrobes – Mirrored or plain sliding doors, melamine shelves and drawers.
• Flooring – Carpet in bedrooms and living area, standard range tiling in wet areas.
• Joinery Skirtings – Standard range architraves on internal doors.
• Paint – Paint on all walls, ceilings, doors (internal and external), skirting, architraves, eaves, down-pipes.
• Laundry – 35L washing machine with hot & cold taps, skirting tile, tiled splashback.
• Kitchen – Oven with cook-top, slide-out Range-hood, laminate bench-tops, melamine doors and panels, sink, and tiled splashback.
• Bathroom – Shower with framed screen and tiling, dual flush toilet, toilet roll holder, vanity unit, towel rack, light/fan/heater.
• Electrical – Smoke detector, 10 x double power points throughout, 1 external sensor light and 1 x porch light, 6 x oyster lights throughout, 1 x telephone socket, 1 x TV aerial.
• Framing – Timber framing with extra cross bracing for additional strength.
• Termite control
• Insulation – External wall and ceiling insulation.
• Roofing – Concrete roof tiles, eaves, fascia, guttering.
• Utility connection – Water, sewerage, storm water, gas, electricity, and phone service connected from the main home if possible.

Note: If metering needs to be fed separately, this will be an added cost for the required metering systems.

• Windows & Doors – Aluminium windows with fly screens. Powder coated aluminium sliding doors with fly screens.
• Fire Safety – Fire rated sealants.
• Driveways, paths, patios – Streamline, saw cut concrete paths and driveways, and hard surface patios.

• Creative Living Granny Flats – (02) 9654 0800

 

Another example of standard inclusions you will receive in a granny flat under $100K are:

 

• Design, Certifications & Fees – Architectural plans, Engineer plans and inspection, BASIX Approval, and if you need a DA.
• Warranty
• Connection Services – Connection up to 8m of sewerage, stormwater, water supply, power, phone services.
• Site Preparation – Excavation up to 200mm.
• Concrete slab – Engineer designed and installed concrete foundation.
• Frames – Timber wall frames and roof structure.
• Roofing – Colorbond roofing, eaves, fascia, capping, downpipes, rust-free guttering.
• Termite barrier 
• Facade – Cladding.
• Insulation – Walls and ceiling insulation (excluding garage).
• Windows & Doors – Aluminium windows and sliding doors, both with flyscreens, a solid entrance door and internal feature panel doors. Locks to doors.
• Paint – External and Internal painting to walls, ceilings, doors, skirting and architraves.
• Lighting – External light near front door.
• Plumbing & Drainage – All internal drainage, sewer and floor drain connected to existing mains, downpipes connected to stormwater line.
• Flooring – Standard range floor tiles in wet areas, prefinished floating timber in other areas.
• Electrical – Alarm system.
• Heating & Cooling – Air conditioning.
• Patio – Plain concrete patio flooring.
• Paving – Paved footpath to entryway.
• Internal Wall & Ceiling Linings – Plasterboard throughout, except Villaboard in wet areas, cornices, skirting and architraves.
• Kitchen – Laminated joinery and bench top, stainless steel sink, oven with cook-top, Rangehood with light.
• Bathroom – Dual flush toilet, toilet roll holder, vanity unit, shower with glass shower screen, towel rail, fan/light/heater, tiling to walls.
• Hot water system – BASIX compliant hot water heater (gas or electric).
• Electrical – Downlights throughout, 2 x double power points in each room, 1 x TV point, 1 telephone connection, 1 x smoke alarm, separate utilities meter.
• Completion – Site clean, internal building clean, final inspection, Council fees, render.

 

• Granny Flats Sydney – 1300 205 007

 

A final example of standard inclusions for a granny flat under $100K are:

 

• Site Preparation – Connection to all utility service under 8m, excavation up to 400mm.

Note : Any soil that cannot be reused as Fill will be disposed of at an extra cost.

• Warranty – 7 Years.
• Reinforced Concrete Slab.
• Framing – Engineered walls & roof trusses.
• Roofing – Concrete tiled roof, eaves, gutters, fascia & downpipes connected to stormwater drainage system.
• Waterproofing
• Termite-Treatments
• Facade – Cladding.
• Insulation – To all walls and roof.
• Windows & Doors – Aluminium Windows, Powder Coated Glass Sliding Aluminium Door (both with flyscreens), timber entrance door, your selection of internal doors.
• Paint – 2 coats external paint.
• Lighting – 2 external spotlights,
• Internal Wall & Ceiling Linings – Villaboard in all wet areas including Waterproofing, Plasterboard in other areas, standard cornices, architraves, and trimmings.
• Electrical – Your selection of 10 indoor power points, energy-efficient oyster lights throughout, fluorescent lights in kitchen.

I x TV point, 1 x telephone outlet, 1 x internet connection, 1 x hardwired smoke alarm, 1 x external power pint.

• Kitchen – Laminated joinery, bench top, and cupboards, stainless steel sink, built-in oven with cook-top. Rangehood with light.
• Bathrooms – Framed glass shower with tiling, dual flush toilet, toilet roll holder, laminate bench top, mirror, towel rail, lamp/heater/fan, tiled splash-back.
• Hot water system – BASIX compliant instantaneous gas hot water system.
• Laundry – 35L washing tub, tiled splash-back.
• Flooring – Carpet to bedroom, tiles to wet areas.
• Plumbing & Drainage – Sewer & floor drainage connected to existing mains, downpipe connected as required.
• Completion – Cleaning, inspection.

 

 

 

However if you don’t want to hire a granny flat builder there are other ways to do it.

 

Other Ways to Save Costs on Building a Granny Flat

 

There are multiple ways to lower the cost of building a granny flat.

 

You can think about having a sleep-out only granny flat – removing a bathroom and kitchen.

 

This can lower the costs of construction by about $10,000+

 

An excellent way to reduce the costs is to do some of the construction work yourself, as an owner-builder.

 

This involves doing painting, landscaping, and a lot of the labour work. However, still hiring professionals such as a:

 

• Licensed electrician and plumber
• Designer (i.e. architect or drafts person)
• Surveyor

 

Or, cheaper portable granny flats are a cheap option, which can be installed without too much trouble.

 

So are “flatpack”, or pre-fabricated kit homes, which you can read all about in my other article.

 

Conclusion

 

A fully licensed granny flat building company can construct a 1-bedroom granny flat on your site for under $100K. This is with just the standard inclusions but is still a high-quality design.

 

Or do many parts yourself as I did and easily build a 2 bedroom granny flat for under $100,000.

 

1 bedroom or studio granny flats are admittedly smaller than the average granny flat, at roughly 35sqm – 45sqm, but they are ideal for when you have limited land space to house:

 

• House members of your extended family, or
• simply use as a guest house.

 

You also have the option of lowering the costs of construction by:

 

• Having just a sleep-out, removing the bathroom and kitchen from the design.
• Doing a lot of the manual labour yourself, as you can see in my article.

 

Just remember to follow these steps before building a granny flat and have the important aspects before construction.

 

One of the greatest benefits of being an owner-builder is that you are in total control, so you can make any changes you want, without:

 

• Being charged the additional costs that building companies would charge.

 

Portable granny flats can also be:

 

• Delivered and installed on-site for under $50 000, if you live where these companies are located in Australia. For more information on this option, you can view my article here.

 

“Flatpacks”, or kit granny flats, are also a cheap alternative, just be aware they they generally won’t include the cost of labour to put everything together for you.