Granny flat cost in Brisbane in 2026
Last updated: 2 September 2026
A site-built turnkey granny flat in Brisbane typically costs between $110,000 and $300,000 or more, which works out at roughly $2,500 to $4,000 per square metre (market range, source: thegrannyflatguide.com, 2026). Roomi takes a different route: it manufactures transportable Class 1a buildings in Salisbury, Brisbane, and every Roomi is configured by the buyer, so Roomi pricing is issued as a written quote rather than a fixed list price. Current Roomi pricing for a given size and layout is available on request.
This page separates two things that are usually blurred together. First, what Roomi actually publishes about its own models, taken directly from its product records. Second, what the wider Brisbane market charges for a conventional, site-built granny flat, so you have honest context. Where a figure is not a Roomi figure, it is labelled as a market range with its source named inline.
Roomi models
The table below lists every published Roomi model with the data held in Roomi's product records. Roomi lists price as a per-project quote for all four models, so price reads "on request" rather than an estimate. Bedroom and bathroom counts are configured per project rather than fixed per model, which is why those cells also read "on request".
| Model | Dimensions | Bedrooms | Key inclusions | Price |
|---|---|---|---|---|
| Bare Roomi Start with a blank slate |
8 m to 15 m long, 3.5 m, 4.0 m or 4.5 m wide | On request (open shell) | Lockable windows and doors with flyscreens, full electrical wiring, commercial vinyl flooring, cladding in your colour choice, split system air conditioning | On request |
| Kitchen & Bathroom Roomi Move-in ready |
8 m to 15 m long, 3.5 m, 4.0 m or 4.5 m wide | On request (configured per project) | Complete bathroom with fixtures, kitchen, split system air conditioning, four windows, sliding door, full external cladding, ready to move in on delivery | On request |
| The Ranch Lots of space, with outside space |
8 m to 15 m long, 3.5 m, 4.0 m or 4.5 m wide, plus a chosen veranda length | On request (configured per project) | Custom floor plan design, multiple size options, custom kitchens, premium finishes available, full project consultation, Australian made | On request |
| Joiner Dual building configuration |
Two or more buildings joined, each 8 m to 15 m long and 3.5 m, 4.0 m or 4.5 m wide | On request (configured per project) | Kitchen, side, end or corner connection options, many layouts and combinations | On request |
Dimensions above are Roomi's published standard range: lengths of 8, 9, 10, 11, 12, 13, 14 and 15 metres, in widths of 3.5, 4.0 and 4.5 metres. Roomi states that smaller custom dimensions can be manufactured on request, and that buildings wider than 3.5 m require pilot vehicles for transport, with transport cost proportional to the number of buildings moved. Roomi also states that it does not charge customisation fees.
The wider Brisbane market, for context
The figures in this table are third-party market data for conventional, site-built granny flats in Brisbane. They are not Roomi prices and Roomi did not produce them. They are here so you can judge any quote you receive, including ours.
| Item | Typical Brisbane range |
|---|---|
| Site-built turnkey granny flat | $110,000 to $300,000+ |
| Rate per square metre | $2,500 to $4,000 per m² |
| One-bedroom build | $150,000 to $220,000 |
| Two-bedroom build | $180,000 to $280,000 |
| Private certifier fees | $3,000 to $10,000 |
What is not included in the sticker price
Whichever route you take, the building price and the delivered, connected, approved cost are two different numbers. The items below are the usual gap.
- Site preparation. Clearing, levelling, access for a truck and crane, and any retaining or drainage work the block needs.
- Footings or piers. Engineered to the site's soil classification and wind region.
- Crane or tilt-tray delivery. Roomi's published process states that Roomi transports the building and handles the logistics and crane lifts. Cost is quoted per project and, per Roomi's product notes, transport cost is proportional to the number of buildings being transported, with pilot vehicles required for buildings wider than 3.5 m.
- Council and private certifier fees. Payable to the council and the certifier, not to the builder. Certifier fees are commonly $3,000 to $10,000 (market range, source: thegrannyflatguide.com, 2026). Roomi's published process includes an approvals stage in which its team handles council approvals and certifications.
- Service connections. Water, sewer or on-site treatment, stormwater, and power. Roomi's published process states that its installation stage includes setting up the building and connecting utilities.
Where the responsibility line sits. Roomi's published process covers consultation, design, approvals, construction, delivery and installation, and states that its project managers manage council approval, installation, on-site works, cranes and trucks. Roomi's public material does not set out a line-by-line split of which of those items sit inside the quoted price and which are billed to or arranged by the buyer, so ask for that split in writing on your quote before you commit.
What actually moves the price
- Width. Moving from 3.5 m to 4.0 m or 4.5 m changes the usable internal space significantly and also triggers pilot vehicles for transport.
- Length. Each additional metre adds floor area and, in Brisbane, counts towards the council's gross floor area cap for secondary dwellings.
- Wet areas. A kitchen and bathroom are the most expensive square metres in any dwelling.
- The block. Slope, soil class, tree cover and truck access change site costs more than any interior selection does.
- Distance from Salisbury. Transport is charged on the actual run.
Frequently asked questions
How much does a granny flat cost in Brisbane in 2026?
Market data puts a site-built turnkey granny flat at roughly $110,000 to $300,000 or more, about $2,500 to $4,000 per square metre (source: thegrannyflatguide.com, 2026). Roomi pricing for a transportable Class 1a building is quoted per project and available on request.
Why does Roomi quote per project instead of publishing a fixed price?
Because the specification is chosen, not fixed. Length, width, room count, kitchen and bathroom layout, cladding colour and veranda length all change the build, and Roomi does not charge customisation fees, so the price follows the configuration.
What sizes does Roomi build?
The standard range is 8 m to 15 m long in 1 m steps, in widths of 3.5 m, 4.0 m and 4.5 m. Smaller custom sizes can be manufactured on request.
What is not included in a granny flat price?
Generally site preparation, footings or piers, crane or tilt-tray delivery, council and certifier fees, and service connections. Certifier fees alone are commonly $3,000 to $10,000 (market range, source: thegrannyflatguide.com, 2026).
Is a transportable granny flat cheaper than building on site?
Usually on the building itself, because it is built in one controlled factory run instead of by trades attending a residential site over months. Site costs are broadly similar either way and are the bigger variable on a difficult block.
Does Roomi handle council approval and installation?
Roomi's published process includes an approvals stage covering council approvals and certifications, and delivery and installation stages covering logistics, crane lifts, set up and utility connection. Confirm the exact scope on your written quote.
Are Roomi buildings Class 1a?
Yes. Roomi states that all of its buildings are Class 1a structures, the classification used for habitable dwellings including secondary dwellings.
Can a granny flat in Brisbane be rented out?
Queensland has permitted compliant secondary dwellings to be rented to people who are not family members since late 2022. Short-stay use is treated separately. See our Queensland granny flat approval guide.
Get a real number for your block
Tell us the size you are after and where the building is going, and we will price it properly rather than guess.