Granny Flat Building Cost - Break Down

Hi All

Iam going to build a granny flat with attached garage in Western Sydney NSW.

Here are the quotes that I have so far

The GF is 86 sqm

Slab-waffle pod $16,000.00
Frame $14,000.00
Brick(material + labour) $14,000.00
Roof $13,000.00
Windows $4,000.00
Electrician $5,000.00
Plumbing $10,000.00
Tiler $5,000.00
Tile + Material $5,000.00
Kithchen $9,000.00
Bathroom $8,000.00
Ward Robe $2,000.00
Gyprock $8,000.00
Appliances $5,000.00
Toilet $600.00
Others $5,000.00
Project management Free $8,000.00
Painter $5,000.00
Surveyor pegout + Inspection $1,200.00
Laundry Cabinet $2,000.00
Design + Approval Fee $6,000.00
Land Survey $750.00
Structure Drawing $450.00

Total cost: around $145.000

just wonder do you think these quotes are good? I am doing through owner builder . :lol:

I am new here so hope you can help me ! thank you very much!

If you have experiences in building granny flat or know good trade men, please share with me. really appreciate that!

 

Quick question first. How are you doing 86m2 when the NSW legislation says 60m2 max. (excluding external verandah etc)?

 

For an owner build that seems excessive to me. $1700/sqm for a granny flat?

 

SEPP rules allow for an attached garage so long as Granny flat itself if not > 60m2.
Looks like the GF in this case is 60m2.

 

I would expect at that price in Sydney a building company would do that sort of pricing, I think you should be able to trim this down by shopping around more for things like Kitchen.

 

That granny flat looks a smidge larger than 60sqm.

Seems like a well optimized design. Living room is rather small though

 

Most of the granny flat building companies will charge those figures without any of your assistance.

Most tradies inflate their prices to OBs because OBs are often very inexperienced, get the trades out of sequence, change things after the quote has been negotiated and to top it off, run out of money.

 

What kind of kitchen and bathroom are you getting? What about ceiling height? Are there s94 council contributions required?

You could get a builder to organise everything for a bit more than that and not have to worry about OB. I think that would be well worth it. Had a friend that tried OB for a granny flat and ended up going way over budget and spent more than if he had just got a builder to manage the whole thing.

 

Hi

Drg 86, yeah I have the same feeling too. tried to reduce the cost but not successful!.

 

yeah it looks big on the plan. it is 60sqm granny flat. we want to have a separate laundry so we do not have many options in designs

 

Ceiling height is 2.5M , S94 Section and Council fee :$5.000

that is also my mistake. I though i can save some money by owner builder way but now end up over budget!.a lesson for me. I have just started to put the slab.

 

hi dabller

agreed. I am trying to shop around to reduce the cost as much as I can but it is not easy!

 

@andy ngo why the separate laundry?

 

Yes, owner building is not easy.

I understand the trades myself, but would opt for a reasonably company to do it, if doing yourself and trades are busy, may cost a lot more as they could do other bigger jobs, so charge accordingly.

All the best.

 

hi nek. i put the toilet and laundry in separate room because it think it would be more convenient.

 

thank you!

 

I know this is probably not of much use for you now, lesson for the future i guess - as an investor you need learn to balance between "what i like" vs "will this actually get me more rent".

I've got 2 granny flats, and also help design a few others for family and friends.

Given the granny flat is 60sqm, none of the tenants to have mentioned the washing machine in the bathroom to be an issue.... i think they got bigger issues to worry about such as the size of the dwelling itself.

 

If you are going Owner Builder, why is there a Project Manager Fee?

 

Larger Than 60 Square Meter Granny Flat | Granny Flat Approvals

Floor Area | Get Max Value For Your Granny Flat | Granny Flat Solutions

 

A larger combined bath & laundry would be better in my opinion. And if your up for it, I would also forget about the linen shelves and wait till I get the occupation cert and open up to the garage and add a 3rd bedroom there. That will probably add more rent than the garage. Others here will be able to advise on the legality and consequences of this