Granny Flats
quick, easy steel frame design.
2 Bedroom Granny Flat
bigger, better, Affordable
See Our 2 Bedroom Granny Flat Floor Plans
The Standard
Are you looking for a 2 bedroom 60m2 granny flat?
Bribuild manufacture steel frame flat pack granny flats. Our kit homes are suitable for DIY owner builder or assembly by a registered builder.
Inclusions
Our frame-only kits come AU/NZ certified and include:
– Structural steel wall frames and roof trusses
– Termite-proof steel subfloor
– Structural engineer certification (building permit)
– Footings engineering certification (slab or piers)
Windows, doors, roofing, cladding and insulation are not included, so you or your builder can source them locally. Delivery and energy reports are quoted on request.
building permits
You don’t need to worry about the paper work. When you purchase a Granny Flat kit from us, we mange both the planning permit and the building permit. It is part of the process when you purchase our service.
builders
You always have the option of Owner builder. If D.I.Y doesn’t meet your requirement, you can always ask us to recommend a builder. We have great builders that are reasonably priced to assemble your kit granny flat.
Delivery
We deliver from Melbourne, Sydney and Brisbane. We have a Tasmania service that operates from the Victoria depot.
The standard 2 bedroom floor plan is 10m x 6m (60m²).
If these dimensions don’t fit your space, you’re welcome to design your ideal floor plan.
Frame kit: price on request — call 1300 866 131 or request a quote.
2 Bedroom Granny Flat Frame Kits
A BRIbuild 2 bedroom granny flat is a 60m² steel-frame kit home built for owner builders and registered builders across Victoria. We supply the frame kit: the engineered, council-ready steel structure. You supply the labour (or use your own builder) and source windows, roofing, cladding and finishes locally. The frame kit is priced on request.
Every kit is manufactured by our partner manufacturers from BlueScope TRUECORE steel, engineered to AS/NZS 4600, and supplied with the structural certification, footing design and 7-star energy report your building surveyor needs to issue a permit. Delivery is quoted on request.
2 Bedroom Granny Flat Kit — Quick Facts
- Kit: frame-only (wall frames, roof trusses, subfloor, engineering), price on request
- Standard size: 60m² (10m x 6m) — the largest allowed without a planning permit in most Victorian councils
- Frame: BlueScope TRUECORE steel, certified to AS/NZS 4600
- Compliance: NCC 2022 Class 1a, 7-star energy rating included
- Build method: DIY owner builder or your registered builder
- Made by: BRIbuild partner manufacturers; delivery quoted on request
What’s Included in the Frame Kit
The frame kit is delivered flat-packed and AU/NZ certified, ready to assemble. It includes:
- TRUECORE steel wall frames, roof trusses and steel subfloor system
- Termite-proof subfloor and footing system
- Structural engineer certification (for your building permit)
- Footing engineering certification (slab or piers)
Windows, doors, roofing, cladding and insulation are not included. Energy rating reports and delivery are quoted on request.
We also manage your planning permit and building permit applications as part of the service, so you are not left to navigate council paperwork on your own.
2 Bedroom Granny Flat Sizes and Floor Plan Options
Our standard 2 bedroom granny flat is 60m², the maximum size permitted under the Victorian planning scheme without a full planning permit in most councils. The typical layout is 10m x 6m, with two bedrooms separated by a central bathroom and an open-plan kitchen and living area.
If your block allows a larger footprint, we also build 65m² and 70m² variants with wider hallways, a separate laundry, or a second bathroom. Every floor plan is drawn to suit your specific site dimensions, setback requirements, and orientation for natural light.
Common 2 bedroom configurations we build:
- The Classic 60m² (10m x 6m) places both bedrooms at one end with the living area at the opposite end and the bathroom central. It works on most suburban blocks with standard side setbacks.
- The Wide 65m² (10.8m x 6m) adds a separate laundry and linen cupboard. The extra 5m² makes a real difference to daily liveability without pushing over most council size limits.
- The L-Shape suits corner positions or blocks where a straight footprint won’t fit the setbacks. We engineer the junction with additional steel framing to maintain structural integrity.
How Much Does a 2 Bedroom Granny Flat Cost in Melbourne?
Our 2 bedroom granny flat frame kit is priced on request. The total cost of a finished 2 bedroom granny flat in Melbourne typically falls between $120,000 and $180,000, depending on site conditions, slab type, and your choice of internal finishes.
| Option | What you get | Typical cost |
|---|---|---|
| BRIbuild frame kit | Engineered, certified steel frame, ready to assemble | Price on request |
| Finished owner-builder build | Kit plus slab, services and finishes (your labour or builder) | $120,000 to $180,000 |
| Turnkey 2 bedroom granny flat (typical Melbourne builder) | Fully built and handed over complete | $150,000 to $255,000 |
Here is a rough breakdown of what goes on top of the kit price for a finished build:
- Concrete slab or pier foundations: $15,000 to $30,000 depending on soil classification. Reactive clay (Class H or E) is common across Melbourne’s eastern and northern suburbs and requires deeper footings.
- Plumbing rough-in and fit-off: $12,000 to $20,000 for a single bathroom with kitchen connection. Add $8,000 to $12,000 for a second bathroom or ensuite.
- Electrical: $8,000 to $15,000 for full wiring, switchboard, LED downlights, power points and smoke detectors. A separate electrical supply from the main dwelling is required under Victorian regulations.
- Internal linings and finishes: $15,000 to $30,000 for plasterboard, paint, flooring, kitchen cabinetry and bathroom tiling. Owner builders who do their own painting and flooring can save $5,000 to $8,000 here.
- Windows, doors and roofing: sourced locally; get quotes from your suppliers.
- External cladding: $8,000 to $15,000 for Colorbond or weatherboard cladding over the steel frame.
Council Approval for 2 Bedroom Granny Flats in Victoria
Victoria treats granny flats as secondary dwellings (and Dependent Person’s Units) under the Victoria Planning Provisions. The rules changed significantly with the Small Second Dwellings provisions, which allow a secondary dwelling of up to 60m² on lots over 300m² without a full planning permit in many residential zones.
You still need a building permit for every granny flat, regardless of whether a planning permit is required. Our kits include all the engineering documentation your building surveyor needs: structural engineer certification to AS/NZS 4600 for cold-formed steel, footing design to suit your soil classification, and wind and BAL (Bushfire Attack Level) engineering where applicable.
Most Melbourne councils process granny flat building permits within 10 to 15 business days. If your granny flat exceeds 60m² or sits on a lot smaller than 300m², you will likely need a planning permit, which adds 8 to 12 weeks to the timeline.
NCC 2022 Compliance and 7-Star Energy Rating
Every BRIbuild 2 bedroom granny flat kit is engineered to meet the current National Construction Code 2022 requirements for Class 1a dwellings, including the 7-star thermal performance rating and the Whole-of-Home energy budget.
A 7-star result comes from the whole building: the steel frame and ventilated subfloor, plus the insulation, glazing and ceiling R-values you choose. Energy rating reports are quoted on request and tailored to your site’s orientation and climate zone.
Melbourne sits in NCC Climate Zone 6, which has both heating and cooling requirements. Choose wall and ceiling insulation above the minimum for this zone and you won’t need to rely on expensive heating and cooling to stay comfortable year-round.
2 Bedroom vs 1 Bedroom Granny Flat: Which Should You Build?
A 1 bedroom granny flat (typically 40m²) costs around $20,000 less in total build cost and needs a smaller slab, less plumbing and less electrical work. It suits a single occupant, a home office with occasional overnight guests, or a rental in an area where most tenants are singles. Our 1 bedroom granny flat kit is the smaller option.
A 2 bedroom granny flat makes more financial sense for most owner builders because the extra construction cost is small relative to the value it adds. The second bedroom lifts rental yield by $50 to $100 per week in most Melbourne suburbs, so the additional build cost typically pays for itself within 4 to 8 years. If you are building for ageing parents, a second bedroom also lets a visiting carer stay overnight.
Why Steel Frame for Your Granny Flat?
Every BRIbuild granny flat is framed with BlueScope TRUECORE steel, roll-formed by BRIbuild. Steel frames are termite-proof, non-combustible, dimensionally stable (they don’t warp, twist or shrink like timber), and 100% recyclable at end of life.
For granny flats specifically, steel framing has a practical advantage: the frames arrive flat-packed and can be carried through a standard side gate without crane access. That matters because most granny flats go in rear yards with limited access. A timber frame needs on-site cutting and assembly, which generates waste and takes longer. Our steel frames bolt together with minimal tools and can be erected by two people in 2 to 3 days.
Frames are manufactured by our partner manufacturers across Australia. Delivery is quoted on request.
2 Bedroom Granny Flat — Frequently Asked Questions
How much does a 2 bedroom granny flat cost in Victoria?
The BRIbuild 2 bedroom frame kit is priced on request (call 1300 866 131). A complete, finished build typically costs $120,000 to $180,000 once the slab, services and finishes are added — compared with $150,000 to $255,000 for a turnkey 2 bedroom granny flat from most Melbourne builders.
Do I need a planning permit for a 2 bedroom granny flat in Victoria?
Under Victoria’s Small Second Dwellings provisions, a secondary dwelling up to 60m² on a lot over 300m² can often be built without a full planning permit. A building permit is always required. BRIbuild manages both applications for you.
Can I build a BRIbuild granny flat myself as an owner builder?
Yes. The kit is designed for DIY owner builders and bolts together with basic tools; two people can erect the frame in 2 to 3 days. If you would rather not, we can recommend a registered builder to assemble it.
What is included in the frame kit?
The frame kit includes TRUECORE steel wall frames, roof trusses and subfloor, a termite-proof footing system, and structural and footing engineering certification for your permit. Windows, doors, roofing, cladding and insulation are sourced separately.
How big is a 2 bedroom granny flat?
The standard BRIbuild 2 bedroom granny flat is 60m² (10m x 6m), the largest size allowed without a planning permit in most Victorian councils. We also build 65m² and 70m² variants where the block and council allow.
How long does delivery take?
Kits are manufactured by our partner manufacturers across Australia. Delivery is quoted on request based on your site location.
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