What a granny flat costs in Brisbane City Council

The rules

The rules in Brisbane.

What matters	Where it stands
Maximum size	80sqm in residential zones, 100sqm on rural land. Within 20m of the main house.
Approval pathway	Accepted development when compliant: building approval through a private certifier, no council DA. Some sites (ours at Wavell Heights included) take the DA pathway; allow 1 to 3 months.
Who can live in it	Rent it to anyone. The old family-only rule was removed in September 2022.
Setbacks and siting	6m front on most lots, 1.5m sides, 3m rear. Site cover 50% maximum. We site it for your block.
Car parking	No extra space required on most compliant sites.
Services	Shares the main house connections.
Overlays	Bushfire on the western fringe, flood near the river, character rules on pre-1946 streets. We check the mapping before we quote.

Which models fit here.

FitsCompact 4.8

FitsStudio 6.0

FitsStandard 8.4

FitsWide 8.4

FitsFlex 10.8

FitsFamily 13.5

Current as at August 2026. Planning schemes change; we confirm every rule for your site before you sign anything.

Approvals and site works

What the council part costs.

Costed from our completed build at Wavell Heights.

Approvals and consultants$16,700 invoiced

Site works and footings$30,000 to $51,000 on that job

Approvals take1 to 3 months

DeliveryZone A, 45km. Quoted per address.

Certifier, DA, survey, soil, services location, energy report, engineering. Every invoice on one job. A 27m crane lift on a main road with traffic control. Easy-access blocks sit nearer $20,000. 3.4m wide models travel as standard loads; 4.0m models need a pilot vehicle.

What you pay

Five ways to buy.

The Standard 8.4, our one bedroom module. Prices include GST. The all-in column is the finished, liveable number with approvals and site works included.

Option	You pay us	All in, liveable
Frame kit	$27,900	$146,600–$201,500
Shell kit	$59,900	$158,800–$207,600
Assembled shell	$75,900	$174,800–$212,700
Complete home	$171,511	$208,500–$221,500
Installed	$210,200–$223,200	$210,200–$223,200

See every model and every option on the full price ladder.

Where we deliver

9 areas in this council.

Brisbane50km from the yard

Brisbane City Council assesses more secondary dwellings than any other council in the country, and it has its own rules about who can live in one. Read them before you order, because they change what you build.

The Gap40km from the yard

Backing onto the forest means bushfire assessment is close to certain. Non-combustible steel cladding is the right starting point for a site like this, and the BAL report tells you the rest.

Ferny Grove35km from the yard

Sloped, treed and well located. A block where the module is straightforward and the crane is the interesting part of the quote.

Brookfield45km from the yard

Acreage inside the city boundary. Space is not the constraint here; the driveway and the tree canopy usually are.

Moggill60km from the yard

Large lots close to the river, which puts flood levels and bushfire on the same site assessment more often than you would expect.

Bracken Ridge35km from the yard

Post-war blocks with genuine depth. Bracken Ridge is a straight run down the highway from the yard, so delivery stays simple.

Chermside40km from the yard

Inner north, high rental demand, tight side access. The Compact and Studio do most of the work in suburbs like this one.

Wynnum60km from the yard

Bayside, which means salt. The never-painted argument for a Colorbond skin is at its strongest within a few streets of the water.

Carindale60km from the yard

Big houses on big blocks with not much left over. Where a Carindale secondary dwelling works, it usually works because of a rear lane or a patient crane operator.