How much does a granny flat cost in Sydney?
A granny flat in Sydney costs $110,000–$160,000 for a turnkey 1-bedroom build (35–45m²), $140,000–$210,000 for a 2-bedroom (around 60m²), and from about $80,000 supplied for a prefab or kit unit. Per square metre, turnkey builds run $2,300–$3,500/sqm depending on design, site, and finishes.
Comparing cities, or after the Australia-wide picture? See the national guide: How much does a granny flat cost in Australia?
Detailed Pricing — Granny Flat Cost in Sydney 2026
| Service | Low | Typical | High |
|---|---|---|---|
| Prefab / modular granny flat — 1-bed (delivered) | $80,000total | $95,000 | $120,000 |
| Studio / 1-bed granny flat (35-45m², turnkey) | $110,000total | $130,000 | $160,000 |
| 2-bed granny flat (~60m², turnkey) | $140,000total | $175,000 | $210,000 |
| Custom / premium 2-bed (high-end finishes) | $210,000total | $260,000 | $320,000 |
| Two-storey granny flat (complete, incl. site costs + approvals) | $280,000total | $345,000 | $425,000 |
| Granny flat with attached single garage (complete, incl. site costs + approvals) | $170,000total | $210,000 | $260,000 |
| Garage / outbuilding conversion | $40,000total | $75,000 | $120,000 |
| Turnkey build (per m² built) | $2,300/sqm | $2,800 | $3,500 |
| Site works + service connections | $15,000total | $25,000 | $40,000 |
| Approvals, full package (CDC + private certifier) | $3,000total | $6,000 | $12,000 |
| Demolition / site clearing (if needed) | $3,000total | $6,000 | $15,000 |
| Driveway, path & basic landscaping | $5,000total | $10,000 | $20,000 |
| Privacy fencing (per m) | $80/m | $130 | $190 |
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Get Sydney quotes →Prices include GST. Based on Sydney metro area, October 2026. Outer suburbs may vary.
Sydney’s Granny Flat Market in 2026
In NSW a granny flat is a secondary dwelling under the State Environmental Planning Policy (Housing) 2021. Where it meets that policy’s standards it is complying development: the City of Sydney or a private certifier can approve it without a development application, and a complying development approval can be issued in as little as 20 days.
The table’s approvals package for that route (a complying development certificate plus a private certifier) is $3,000–$12,000. The Housing SEPP asks for no extra parking for a granny flat — useful in a city where 30.7% of dwellings were flats or apartments at the 2021 Census.
Build prices in the Sydney table: a studio or one-bedroom flat $110,000–$160,000, a two-bedroom flat of about 60 m² $140,000–$210,000, both turnkey, with site works and service connections a separate $15,000–$40,000.
How Granny Flat Costs Vary Across Sydney
Eastern Suburbs & Inner City
Typical cost: $180,000–$320,000+ turnkey
Bondi, Randwick, Paddington, Surry Hills. Small lots and tight access push costs well above the Sydney average — craneage and hand-loading add up, and many blocks fall under the 450m² CDC threshold, forcing a slower DA. Where they do fit, high land values make the rental and resale return strong, so premium finishes are common.
Inner West
Typical cost: $160,000–$300,000
Marrickville, Newtown, Leichhardt, Dulwich Hill. Federation and Victorian blocks are often narrow with no rear lane, so access is the main cost driver. Heritage Conservation Areas can restrict a second dwelling’s height and street visibility — check feasibility before committing.
Northern Beaches & North Shore
Typical cost: $170,000–$340,000
Manly, Dee Why, Mosman, Pymble. Larger blocks suit detached 2-bed builds, but sloping bush sites need engineered slabs, retaining and craneage. Bushfire-prone areas around Ku-ring-gai and Pittwater require BAL-rated construction, which adds cost.
Sutherland Shire & South Sydney
Typical cost: $150,000–$280,000
Cronulla, Miranda, Caringbah, Hurstville. Flatter, larger blocks and good access make this one of the easier areas to build in Greater Sydney. Strong rental demand near the line and the beaches makes a 2-bed granny flat a popular investment.
Western & South-Western Sydney
Typical cost: $120,000–$230,000
Penrith, Blacktown, Liverpool, Campbelltown. The most affordable and active area for granny flats in Sydney — big, flat blocks over 450m², easy access, and strong builder competition keep turnkey prices below the metro average. Rental yields here are among the best in the city.
What You’ll Actually Pay — Common Sydney Granny Flat Builds
Five Sydney granny flats, priced from the table above.
1-bedroom granny flat — 40m², turnkey
$110,000–$160,000 total
The smallest turnkey build: at the typical $130,000, plus the typical approvals package ($6,000), the flat is $136,000 before site works.
2-bedroom granny flat — 60m², turnkey
$140,000–$210,000 total
Two bedrooms in about 60 m²: $175,000 typical. Add site works and connections at the typical $25,000 and it comes to $200,000.
Prefab / modular 2-bed — installed
$80,000–$120,000 delivered (1-bed row)
The table has no installed two-bedroom modular row. Its nearest, a one-bedroom prefab delivered, is $80,000–$120,000; slab, connections and approval are on top.
Garage / outbuilding conversion to studio
$40,000–$120,000 total
Turning a garage or outbuilding into a studio: $75,000 typical, $55,000 less than a new turnkey studio.
Custom architect 2-bed / two-storey
$210,000–$425,000 total
The top of the table spans two rows: a custom two-bedroom with high-end finishes at $210,000–$320,000, and a two-storey flat or one over a garage at $280,000–$425,000.
What Affects Granny Flat Costs in Sydney
Build method
Prefab or modular units (from ~$80,000 delivered) are cheapest; standard site-built homes are mainstream; custom and two-storey designs cost the most.
Size & bedrooms
A 1-bed (35–45m²) runs $110,000–$160,000 turnkey; a 2-bed (~60m²) $140,000–$210,000. 60m² is the CDC maximum in NSW.
Site works & access
Slope, rock, poor access and craneage add $15,000–$40,000. Flat, clear, easy-access blocks are far cheaper to build on.
Service connections
Water, sewer, power and stormwater connections add cost — keeping wet areas near the main house’s services keeps plumbing runs short.
Approvals (CDC vs DA)
A CDC (up to 60m², 450m²+ block) is faster and cheaper; a full DA costs more and takes longer. Approvals run $3,000–$12,000.
Finishes & inclusions
Standard finishes keep costs down; stone benchtops, premium flooring, decks and air-conditioning push a build toward the top of the range.
How to Save Money on Granny Flat Cost in Sydney
Frequently Asked Questions — Granny Flat Cost in Sydney
Our Methodology
These are independent estimates from public cost guides, marketplaces and industry rate data, and no tradesperson can influence them, so always get a few quotes. Last reviewed October 2026. Read our full methodology →