"How much is a granny flat?" is the first question almost everyone asks us. The honest answer is in two parts: the price of the home itself, and the cost of getting your site ready for it.
Part 1: the home
LumeHaus homes are priced as home-only, so you can compare designs fairly. Current starting prices:
| Design | Bedrooms | Home-only price from |
|---|---|---|
| Ashton, Manchester, Gorton | 1–2 | From $121,999 |
| The Oliver | 1 | From $134,999 |
| Lume 55 | 2 (54 m²) | From $149,999 |
See every design and its inclusions on our models page and pricing and inclusions.
Part 2: your site
Every block is different, so site costs are quoted after a site assessment. They usually include:
- Footings and groundwork – depends on slope and soil
- Delivery and crane – depends on access, street width and distance from the road
- Service connections – water, sewer, power and stormwater, run by licensed trades
- Approvals – building approval, plus council planning approval where required
- Extras – decks, stairs, driveways and landscaping
What pushes the price up or down
- Access: an easy, flat driveway costs far less to deliver to than a steep or narrow one.
- Slope: sloping blocks need more footings and sometimes retaining.
- Distance to services: the further the home sits from existing sewer and power, the more trenching.
- Overlays: flood, bushfire or coastal overlays can add design and approval requirements.
- Upgrades: finishes, appliances and decks you choose.
Why a fixed price matters
Traditional builds often blow out because the price is an estimate. LumeHaus works on a fixed-price contract with an itemised scope that separates the home, site costs and upgrades, and any variation must be agreed in writing. For the full breakdown, read our granny flat cost guide.
Frequently asked questions
Get a realistic price for your block
A free site assessment shows the full cost, home plus site, before you commit.
QBCC licensed (15570489) · Built by our own team · 50+ years combined experience
