Granny flat kits, shipped to New South Wales.

Over the border, which means a different planning system. New South Wales has its own secondary dwelling rules and they are worth understanding before you buy anything.

Caldera country. Flood history along the river and bushfire exposure on the ridges, sometimes on the same property.

A council with strong views about what goes on a block and a short stay market that has been regulated hard. Check the planning position first; it decides the project.

Coastal Northern Rivers with flood mapping across a lot of the shire. The finished floor level tends to be set for you.

Flood is the first conversation in Lismore and it should be. A module on a raised steel skid has a real advantage here, but only if the level is right.

Inland Northern Rivers, land still within reach and big blocks. The economics of a second dwelling look different when the land is already paid for.

Big river town with big blocks. Flood levels on the low side, bushfire on the bush side.

Six hours down the Pacific Highway and still a straightforward delivery. Coastal exposure and steep blocks are the two site variables.

Strong retirement and rental demand on the mid north coast. Distance makes the kit rungs the better value.

New England tablelands. Genuinely cold, with snow some winters, so thermal performance is the specification conversation rather than an afterthought.

Inland regional centre with big blocks and steady rental demand. Hot summers, cold winters, and a long way from a trade.

Northern inland New South Wales. Land still within reach, cold winters and enough distance that a single-truck shell kit delivery is the efficient answer.

Central west regional hub with a housing shortage and the land to fix it. Extreme summer heat makes the insulated envelope worth the money.

Big secondary dwelling market with tight inner suburban blocks. Access is usually the constraint, which favours a shell kit carried through rather than a module craned over.

One of the strongest granny flat markets in the country, with New South Wales rules that are relatively friendly to them. Worth understanding the state code before you order.

A thousand kilometres of highway and the tightest sites we deal with. Sydney buyers almost always want a shell kit, because getting an assembled module into a Sydney back yard is a crane job with a road closure.

Escarpment and coast in a narrow strip. Steep access and bushfire exposure are both common, and both favour building on site over delivering assembled.