Small granny flat
30m²
From $99,000 inc GST
- Bedrooms1
- Bathroom1
- LivingKitchen & living
- Best forRental / single occupant
Built on your block, the way a house is built.
A custom granny flat is not a product delivered to your driveway. It is a second dwelling, framed, clad and finished on site, designed around your block, your setbacks and the way you actually want to live.
Also building home extensions, renovations and new homes across Canberra.
When a bank values your home, it does not value a shed, a pod or a transportable unit the way it values living space. It values habitable square metres, and a properly built, approved granny flat is exactly that.
Indicative valuation rate per square metre of habitable floor area in Canberra. Every square metre you build is a square metre a valuer can count, which is why the numbers improve as the footprint grows.
Drag to see how the investment and the valuation move together. These are the three footprints we build most often, and every Aztec granny flat is custom designed to suit your block. Anything above 50m² works differently and is quoted individually.
At 40m² the valuation uplift covers the build, and the rent is upside from there.
Indicative only. Actual valuations vary with suburb, block, aspect, finish and the market at the time, and a valuer assesses the property as a whole, not the granny flat in isolation. Rental figures reflect current Canberra ranges for approved secondary dwellings. Treat this as a guide to the shape of the investment, not a valuation or a financial recommendation.
The May 2026 federal budget reformed how residential property investment is taxed. From 1 July 2027, negative gearing on residential property is limited to new builds, and the 50% capital gains tax discount is replaced with cost base indexation and a 30% minimum rate. Property owned before 7:30pm on 12 May 2026 is grandfathered, and gains accrued before July 2027 are protected.
The rules covering your own home were not part of that reform. For a lot of people the arithmetic on where to put the next hundred and fifty thousand has shifted, and building on the block you already own is worth a fresh look against buying an established rental.
We build granny flats, we do not give tax advice. How any of this lands depends on your circumstances, and whether you live in the granny flat or rent it out changes the answer. Take it to your accountant. The ATO has published the detail.
This is where the valuation argument is won or lost. A custom-built Aztec granny flat is a permanent addition to your property. It adds value the same way a home extension does. A modular or transportable unit does not. It reads as a separate product sitting on your land, and it is treated that way.
Every Aztec build goes up on your block the way a house goes up: conventional timber frame, full insulation, plasterboard, cladding, proper footings. No joins running up the walls. It is not delivered. It is built, and it lasts as long as the house in front of it.
A granny flat is permanent. The answers to these three questions are what separate a build that adds value from one that costs you later.
Every Aztec build is delivered under my own ACT Class C builder's licence and is fully insured. That protection follows the property under the Building Act. It is not a subcontractor arrangement that disappears when the job is done.
Two classes matter. Class 1a is habitable. It carries a 7-star energy rating, it can be rented or lived in, and it is counted as living area in a valuation. Class 10a is a non-habitable studio, ideal as an office, guest room or retreat, and the most affordable path, though it is not counted the same way. Whichever you choose, I will tell you exactly what you are getting and why.
Plumbing, electrical, site preparation and standard earthworks are built into my quoted price, not capped at a low provisional figure that becomes a variation three months in. On nearly every site, the quoted price is the price you pay.
I would rather build fewer granny flats well than a hundred quickly. Every job I do, my name is on it.
These are the sizes we build most often, and the prices they start from. Every one is then drawn to suit your block, your access and your brief. Click any image to enlarge.
From $99,000 inc GST
From $119,000 inc GST
From $129,000 inc GST
Some blocks carry more, and some briefs need it: a third bedroom, a proper second living space, a home office with its own entry. Above 50m² the build works differently, so it sits outside the online quote builder. Call and we will price it properly against your block and your brief.
Note the shape of it: the price per square metre falls as the footprint grows, while the valuation rate does not. The larger the build, the gap between cost and valuation closes as the build grows. At 30m² the rent takes about fourteen months to close it. At 50m² it takes about two. That is why most clients end up at 40m² or above. Run your own figures in the quote builder.
From a 30m² studio in Gordon to a 55m² two bedroom in Palmerston, every one designed around what the block would allow.
A 55m² build on a generous Gungahlin block, taken past the standard footprint to fit two proper bedrooms alongside a full kitchen and open living area. Sited to keep the main house's northern light and leave the back yard usable.
Permanent on-site construction with premium finishes throughout. Built to add long-term value to the property, not just floor space.
A 30m² studio layout with the kitchen set into the main living space and a separate bathroom. Currently on site. Proof that the smallest footprint still lives well when the plan is drawn properly.
Contemporary design with quality finishes throughout, on a compact inner-south block. Equally suited to rental income or extended family living.
Architecturally designed dual occupancy with premium finishes, detailed to sit with the existing home rather than behind it.
You are not managing six trades and a project manager you never meet. You are dealing with the licensed builder who is on your site.
Design, documentation, approvals, construction and handover under one contract. No coordinating separate consultants and contractors yourself.
Your quote is your final price. Site preparation and standard earthworks are inside it, not sitting outside it as a provisional sum waiting to move.
Fully licensed ACT Class C builder with comprehensive insurance. All work complies with ACT building regulations.
Development applications, building approvals and certification all managed through ACT Planning on your behalf.
The same materials and the same detailing we would use on the main residence. That is what makes it count as living area rather than an outbuilding.
Honest timelines set at the start and consistent communication through the build. You will know where the job is without having to chase it.
Typically four to six months from approval to handover. Six to eight weeks for approvals, twelve to sixteen weeks on site.
Choose your size, set your finishes and receive a fixed-price quote. Free consultation to work through your requirements.
We walk your property, confirm placement, access and setbacks, and finalise the design around what the block will carry.
Development application, building approval and certification, all prepared and lodged for you.
Footings, frame, lock-up, fit-off. Regular progress updates and one builder accountable throughout.
Final inspection, occupancy certificate and keys. Ready to move in or list for rent immediately.
What a secondary dwelling actually is under the Territory Plan, what it takes to get one approved, and why the four most common reasons for building one all point the same way.
Granny flats, known formally as secondary dwellings or dual occupancies, are self-contained living spaces built on an existing residential property. They have become increasingly common across the ACT as owners look to make better use of land they already hold: creating rental income, housing extended family, or simply adding usable, valuable floor area to a property without moving.
That is the whole argument in one line. A buyer or a valuer looking at your property afterwards sees a larger, more flexible home with a second income stream attached, not a structure in the back yard.
In Canberra, granny flats must comply with the Territory Plan and obtain the necessary approvals from ACT Planning. The assessment considers block size, setbacks, solar access, parking and how the design sits with the existing home. According to the Housing Industry Association, professionally built secondary dwellings typically add meaningfully to property values, which is consistent with what valuers do in practice, assessing habitable area rather than counting buildings.
Location shapes the design more than most people expect. Inner suburbs such as Narrabundah and Red Hill often have compact blocks and mature trees, which calls for careful siting and a narrower footprint. Outer suburbs like Gungahlin and Tuggeranong generally have the room for a larger build, and as the calculator above shows, that is usually where the numbers work hardest.
Whether your street is established character housing or newer estate construction, the granny flat should read as part of the property rather than an addition to it. That is a design decision made at the start, and it is one of the things that separates a build that lifts a valuation from one that simply occupies the yard.
Every district in Canberra, and the surrounding region.
Bruce, Evatt, McKellar, Page, Weetangera, Hawker and all Belconnen suburbs.
Kambah, Wanniassa, Fadden, Monash, Calwell, Gordon, Theodore and surrounding areas.
Harrison, Franklin, Amaroo, Ngunnawal, Palmerston and all northern suburbs.
Phillip, Woden, Hughes, Curtin, Lyons and surrounding Woden suburbs.
Duffy, Holder, Waramanga, Weston, Rivett and all Weston Creek areas.
Narrabundah, Red Hill, Griffith, Forrest, Kingston and central Canberra.
Design your granny flat online and get a fixed price back, or call and talk it through with the builder who will be on your site.