Starting Package
Base price
Compare 1, 2 and 3 bedroom options.
Cost & ROI
Granny Flat Cost & ROI in Victoria
See starting prices, rent guide and payback logic before you request a quote.
1 Bedroom
From $89,999
2 Bedroom
From $99,999
3 Bedroom
From $139,999
Base package prices only. Final cost depends on site conditions and inclusions.
Compare starting cost, rent and payback before you request a quote.
Check land, access and services before relying on any ROI number.
ROI Snapshot
Start with three numbers
Build Cost
From $89,999
Base package starting price.
Weekly Rent Guide
$450–$680 / week
Indicative Victoria range.
Payback
Estimate with your land
Cost + rent + site inputs.
Indicative only. Final cost, rent and payback depend on site conditions, suburb and inclusions.
ROI inputs
The 4 Numbers That Shape Your Granny Flat ROI
Before a payback estimate, check the inputs that change the result.
Site Costs
Block-specific
Delivery, installation, services and approvals can change total.
Weekly Rent
By suburb
Check bedroom type, privacy, parking and demand.
Annual Net Rent
Real payback input
Allow for vacancy, management and holding costs.
Use these four inputs before relying on a payback number.
Estimate My PaybackROI Calculator
Estimate Payback Before You Request a Quote
Use this simple calculator to test how total project cost, weekly rent, vacancy and yearly expenses can change the payback estimate. For Victoria rent planning, start with the latest 1, 2 and 3 bedroom weekly rent guide, then adjust for your suburb and site setup.
Try your own numbers
Tap or click the fields below to change cost, rent, vacancy and expenses. The results update automatically.
$
Use a realistic total, not only the starting package price.
$
Use the latest Victoria rent guide as a starting point: 1 Bedroom $450-$550/week, 2 Bedroom $550-$650/week, 3 Bedroom $580-$680/week.
weeks
Example: 2 weeks means rent is calculated over 50 weeks.
$
Use your own allowance for management, maintenance, insurance and other holding costs.
For rent input, use $500/week for 1 Bedroom, $600/week for 2 Bedroom or $620/week for 3 Bedroom as a planning default, then adjust by suburb, access, privacy, parking, layout and condition. For cost input, include site costs, approvals, delivery, installation, utility connections and yearly expenses.
Your estimate
Estimated ROI Snapshot
Payback estimate
—
Total project cost divided by annual net rent.
Annual net rent
—
After vacancy and estimated annual expenses.
Gross yield
—
Before annual expenses.
Net yield
—
After vacancy and estimated annual expenses.
How the calculator works
Annual net rent = weekly rent × rented weeks − estimated annual expenses. Payback estimate = total project cost ÷ annual net rent.
Indicative only. This calculator is a planning tool, not financial advice, a formal quote, a rental appraisal or a guaranteed return. Rent assumptions are based on the latest Victoria 1, 2 and 3 bedroom weekly rent research for planning purposes, using DFFH / Homes Victoria rental report data as the baseline and realestate.com.au, Gumtree and Yeeyi listings as market checks. Actual cost and rent should be checked against your land, suburb and current market conditions.
Rental Potential
What Rent Could a Granny Flat Earn in Victoria?
Use these updated weekly rent ranges from the latest Victoria rental research as a practical guide for 1, 2 and 3 bedroom granny flats. Actual rent can still change by suburb, access, privacy, parking, layout, condition and current demand.
Rental guide
$450-$680/week
Indicative weekly rent guide based on the latest Victoria rental research for 1, 2 and 3 bedroom granny flat options. Use the bedroom ranges below before estimating ROI.
1 Bedroom
$450-$550/week
2 Bedroom
$550-$650/week
3 Bedroom
$580-$680/week
1 Bedroom Granny Flat
$450-$550/week
A compact rental option for one person or a couple. For ROI planning, use around $500/week as a practical default before checking suburb demand, access and presentation.
Rental reference only, not guaranteed income.
2 Bedroom Granny Flat
$550-$650/week
Often the middle option for cost and rental return. For ROI planning, use around $600/week as a practical default, then check suburb demand, parking, access and presentation.
Useful for ROI planning, but still site dependent.
3 Bedroom Granny Flat
$580-$680/week
A higher-rent option where layout, privacy, parking and local family rental demand become more important. For ROI planning, use around $620/week as a practical default.
Compare carefully with local listings before relying on ROI.
What Changes Rent?
Suburb + site setup
The same bedroom count can rent differently depending on location, private entry, outdoor space, utilities, parking and overall condition.
Check land factors before treating rent as a fixed number.
Indicative only. Data reference: DFFH / Homes Victoria Rental Report was used as the baseline, with realestate.com.au, Gumtree and Yeeyi rental listings used as market listing checks. These weekly rent ranges are rental references, not guaranteed rental income or financial advice. Your actual result depends on suburb demand, access, privacy, parking, layout, condition, inclusions and tenancy requirements.
Check Rental Potential for My LandStarting Prices
Granny Flat Starting Prices
Use these prices as a starting point for comparison, not as the final installed cost for your block.
1 Bedroom Granny Flat
From $89,999
Base package price only. Site-specific costs and project requirements need to be checked separately.
Best for
Compact blocks, simple rental goals or owners comparing a lower starting price.
Check next
Site access, service connections and local rent assumptions.
2 Bedroom Granny Flat
From $99,999
Base package price only. Site-specific costs and project requirements need to be checked separately.
Best for
Broader tenant appeal, family use or owners who want more layout flexibility.
Check next
Block size, privacy, parking and suburb rent comparison.
3 Bedroom Granny Flat
From $139,999
Base package price only. Site-specific costs and project requirements need to be checked separately.
Best for
Larger space needs, family use or owners comparing a higher-capacity layout.
Check next
Land fit, access, services and realistic rental demand.
Starting price is not the final project cost.
These are base package prices. Delivery, installation, foundations, access, reports, approvals, utility connections, site-specific works and optional upgrades may need separate review.
Base Price vs Final Cost
Base Price vs Final Project Cost
The starting price helps you compare layouts. The final project cost needs a site check because delivery, installation, foundations, services and approvals can change the total.
Step 1
Base package price
The published starting price for your selected 1, 2 or 3 bedroom layout.
Step 2
Site-dependent costs
Delivery, installation, foundations, access, reports, approvals and utility connections may apply.
Result
Project estimate
A more useful number after your land, inclusions and rental goal are reviewed.
What usually needs separate checking?
These items can change the total cost and the payback estimate, even when the selected granny flat layout is the same.
Delivery & access
Driveway access, site entry and delivery conditions may affect the install approach.
Installation & foundations
Footings, levels and ground conditions need to be checked before the total can be clearer.
Utility connections
Water, sewer, power and other services can vary by distance and site setup.
Reports & approvals
Building permit, reports and project documentation should be allowed for properly.
Site works
Slope, drainage, clearing, retaining or tight access may change the project scope.
Inclusions & upgrades
Finishes, appliances and optional upgrades can change both cost and rent appeal.
Indicative only. This section explains cost factors, not a formal quote, fixed price contract or guaranteed ROI.
Estimate My Final Cost FactorsSite Factors
What Changes the Cost and ROI Most?
Two similar granny flat layouts can produce different numbers. Access, services, foundations, approvals, inclusions and local rental demand can all change the cost and payback estimate.
Site access
Narrow access, tight driveways or limited site entry may affect delivery and installation planning.
Slope & ground
Levels, soil conditions and drainage can change foundations, footings and site works.
Utility connections
Water, sewer, power and service distance can affect the final project estimate.
Reports & approvals
Building permit, reports and project documentation should be allowed for before you rely on a total number.
Privacy & parking
A better rental setup often depends on privacy, access, parking and how the dwelling sits on the block.
Inclusions & rent appeal
Finishes, appliances and layout choices can change both upfront cost and tenant appeal.
Indicative only. These factors help explain why ROI should be checked against your actual land before relying on any number.
Check My Land Before Estimating ROINext Step
Get a Cost & ROI Check for Your Land
The best next step is not guessing a final number from a starting price. Send your property details so we can review the main land factors, likely cost drivers and rent assumptions before you move further.
This is not a guaranteed approval, fixed quote, financial advice or rental appraisal. It is a practical first check to help you understand what needs closer review.
After you submit
What we review first
Your property details
Share your address, preferred bedroom type and what you want the granny flat to achieve.
Main land factors
We look at access, services, layout, likely site constraints and what may need closer checking.
Cost and rent assumptions
We help you understand which numbers are only starting points and which need suburb or site review.
A clearer next step
You can decide whether to look at design, site review, quote direction or approval pathway next.
You do not need every report before contacting us. A property address, preferred bedroom type and rental goal are enough to start the conversation.
Cost & ROI Questions
Cost & ROI Questions Before You Start
These answers help you avoid the common mistake of comparing only the starting price or only the weekly rent.
Good to prepare
What we need for a first check
Your property address
Preferred 1, 2 or 3 bedroom option
Rental goal or family-use goal
Any known access, slope or service concerns
Is the starting price the final installed cost?
No. The starting price is a base package price. Delivery, installation, foundations, access, services, reports, approvals, site works and upgrades may need separate review.
Why should I check my land before estimating ROI?
ROI depends on both cost and rent. Your land can affect access, foundations, service connections, privacy, parking and the approval pathway. Those items can change the final cost and the rental appeal.
Can you guarantee the rent or return?
No. Rent and ROI are not guaranteed. They depend on current market demand, suburb, bedroom type, inclusions, vacancy, expenses and the final project cost.
Can I use a 1 bedroom rent example for a 2 or 3 bedroom estimate?
Not directly. A 2 or 3 bedroom option should be checked against comparable listings in the target suburb. Dwelling type, included utilities and property setup also need to be compared carefully.
Do I need every report before contacting M Plus?
No. A property address, preferred bedroom type and basic goal are enough to start. If something needs closer review, we can help identify the next step.
Does this page confirm council approval or permit requirements?
No. This page helps explain cost and ROI factors. Approval pathway, reports and permit requirements depend on the property and need site-specific review.
General information only. This FAQ does not replace a formal quote, rental appraisal, financial advice or site-specific approval advice.
Ready to Check Your Granny Flat Cost & ROI?
Compare starting prices, site cost factors and rental potential before you request a quote.