Two Bedroom Granny Flat Costs NSW 2026 - Get Free Quotes

Two Bedroom Granny Flat Costs in NSW

Expect $150,000 to $220,000 to complete a two bedroom secondary dwelling of 55 to 60 square metres anywhere in New South Wales, or $120,000 to $185,000 for a factory built unit before it is lifted into place. The rate works out at $2,500 to $3,600 a square metre, which sits below a one bedroom on the same basis. Plumbing a second sanitary compartment runs $12,000 to $25,000. Site conditions move these figures more than any decision about the building, and the fixed elements of any project account for $30,000 to $70,000 whatever size you build. Those ranges describe a turnkey outcome from a licensed builder. Kit purchases and owner managed projects work on a different basis.

This is the volume configuration in New South Wales and it earns that position honestly. It suits more households than a one bedroom, it lets to a wider pool of tenants, and the second room costs $25,000 to $45,000 on a project where the fixed costs alone are $30,000 to $70,000. Builders have refined the same handful of two bedroom plans across thousands of projects, which keeps documentation cheap and construction predictable. Where the money goes generally is covered under granny flat costs. Documentation for an established plan also lands cheaper than a design drawn from nothing.

The thing worth knowing before you commit is what two bedrooms does to a plan at a fixed floor area. Two bedrooms and a bathroom cannot all open directly off a living room without producing something nobody wants to live in, so a passage appears. That passage takes four to six square metres, and because the total is capped, those metres come out of the rooms rather than being added to the building. Every metre given to the second bedroom comes off somewhere else.

What 60 Square Metres Actually Holds

A well planned 60 square metre two bedroom gives you an open living, dining and kitchen area of 20 to 24 square metres, a main bedroom of 11 to 13 square metres taking a queen bed with wardrobes, a second bedroom of 8 to 10 square metres, a bathroom of 5 square metres, a laundry within the bathroom or as a cupboard, and somewhere between 3 and 5 square metres of storage and circulation. That is a properly liveable dwelling for a couple, a small family or two people sharing. It is also the point at which the plan starts making hard choices for you rather than accommodating everything you ask of it. Numbers on a page tell you almost nothing about how a room feels, so visit one before you commit. Builders have iterated on this arrangement for years and it shows in the plans. Five minutes inside a built example beats a fortnight of comparing plans.

The living area is where the pressure shows first, because everything else has a minimum below which it stops working. A bathroom cannot shrink below about four square metres and still take a shower, vanity, toilet and washing machine. A main bedroom cannot go below about eleven if it is to take a queen bed with access on both sides. When a plan needs to find space, the living room is what gives, and a living and kitchen area under about eighteen square metres starts to feel like a corridor with a sofa in it. Watch for this when comparing plans, because the room that shrinks is rarely the one being advertised.

The kitchen at this size is generally a galley or an L shape with a bench run of three to four metres, taking a full size fridge space, a four burner cooktop, an oven, a sink and a dishwasher. That is enough for a household cooking properly rather than reheating, which matters when two or three people live there rather than one. Check the clearance beside the cooktop, because a plan that leaves nowhere to put a hot pan gets noticed on the first night. A servery opening to the covered area outside earns its cost several times over in a household of three or four. Read the appliance schedule line by line, since a base price usually assumes the cheapest model in each category. Pantry provision is worth confirming, since it is frequently notional on a compact plan.

Storage needs more attention in a two bedroom than in a one bedroom, because more people generate more possessions and the same building has to absorb them. A wardrobe in each bedroom, a linen cupboard, a broom cupboard and overhead storage in the laundry recess are the minimum worth insisting on. Builders rarely add storage unprompted, since it does not appear in a render and it does consume the floor area they are trying to allocate elsewhere. Worked layouts are gathered under granny flat floor plans.

Covered outdoor area is the element most likely to be trimmed when a budget tightens, and the one most regretted. Six to ten square metres under roof gives a household of three somewhere to eat outside, somewhere to hang washing in the rain, and a second place to be when the living room is occupied. Whether it counts toward a capped floor area depends on how it is configured, which is worth establishing before the design is drawn rather than after, and the criteria sit under granny flat rules. A deck that catches the afternoon sun goes unused through summer, so aspect settles the question. A screen or a planter box marking the boundary makes the space feel like theirs rather than borrowed yard. A roof over that area also shelters the entry door from weather.

The Hallway Nobody Budgets For

A one bedroom dwelling can be planned with almost no circulation, because a single bedroom and a bathroom can both open off the living area without the arrangement feeling odd. Adding a second bedroom changes that arithmetic considerably. Three doors opening directly off a living room produces a space that reads as a landing rather than a room, and a bedroom door facing the sofa is a privacy problem in daily use. The answer is a passage, and the passage is where four to six square metres of a capped sixty goes. This is the structural difference between the two configurations and it explains most of what follows.

That figure sounds small until you convert it into something recognisable. Four square metres is the usable half of a second bedroom. Six is larger than most bathrooms in a dwelling this size. You pay the full construction rate for floor area nobody ever sits in, and at a capped total it is subtracted from the rooms rather than added to the building. Understanding that single fact changes how you read a floor plan. Once you start reading plans this way it is difficult to stop, which is exactly the point.

Good planning claws most of it back and the techniques are well established. Grouping the two bedroom doors and the bathroom door into one short hallway rather than a long one is the main move. Positioning the passage so it doubles as the entry, or lining one side with the linen and broom cupboards, makes the space work twice. A designer who plans two bedroom dwellings regularly will hold circulation to three or four square metres, and one working from a stretched one bedroom plan will not. Ask how much circulation the plan carries and watch whether the answer comes readily. Efficiency here is a matter of skill rather than luck.

The failure mode is a corridor running the length of the building with rooms off one side. It happens when a narrow building footprint is chosen to suit a long thin block or a setback, and it can consume seven or eight square metres while making every room it serves feel meaner. A block that forces a narrow footprint is a reason to look hard at the plan rather than to accept the first one offered. Layout choices are unpacked at granny flat designs.

The practical test is easy to apply and worth doing on every plan you are shown. Add up the rooms, subtract the total from the stated floor area, and whatever is left is circulation. If it is three or four square metres the plan is efficient, if it is seven or eight the plan is wasting a room's worth of your money. Ask the builder to walk you through where the difference sits, since a good one will have an answer ready. It takes two minutes and it is the most revealing thing you can do with a floor plan.

What the Second Bedroom Actually Fits

A second bedroom in a 60 square metre dwelling generally measures eight to ten square metres, and that is a real room rather than a token one but it is not a large one. Eight square metres takes a single bed or a king single with a small wardrobe and a bedside table, with space to walk past. Ten takes a double bed with access from one side and a built in wardrobe. A queen bed with access on both sides needs closer to eleven, which usually means taking space from somewhere else. Measure a room you already know for comparison, since these figures only become meaningful against something familiar. Two square metres is the difference between a child's room and an adult's.

That distinction matters more than the square metre figure suggests, because it determines who can use the room. A room that takes a double is a room a couple could sleep in, a room for an adult sharer, or a guest room that works for visiting family. A room that takes only a single is a child's room, a study or occasional accommodation. Ask what bed size the second bedroom is drawn to rather than accepting the room label, since builders describe both as a bedroom. Get the bed size confirmed on the drawing rather than in conversation, since it is easy to remember differently later.

Window placement in the second bedroom deserves a look at plan stage. Bedrooms need adequate light and ventilation, and a small room with one window facing a boundary fence two metres away feels considerably worse than the floor area implies. If that room will serve as a study or a home office rather than for sleeping, the window matters more again, because someone will spend their working day in it. Cross ventilation through two openings is worth asking about in any room that will be occupied through summer.

Wardrobe provision is where second bedrooms are quietly compromised. A built in wardrobe consumes roughly a square metre of the room's floor area, and on a tight plan it is sometimes drawn as a nook for a freestanding unit or left out entirely. That is a legitimate choice on a study and a poor one on a bedroom, so establish which you are getting. Storage that is designed in always works better than storage added afterwards. Retrofitting a robe once the room is painted is a different job at a different price. A built in robe also does acoustic work between rooms, which a freestanding unit does not.

Where the second room will genuinely be a bedroom rather than a study, consider whether the two bedrooms are adjacent or separated. Two bedrooms sharing a wall transmits noise between them, which matters for a couple and a child, for two sharers on different schedules, or for a parent and a carer. Placing the bathroom or a robe between them costs nothing at plan stage and cannot be fixed later. Staging and site sequence are set out at granny flat construction. Insulation in the internal wall between bedrooms is inexpensive at frame stage and impossible afterwards. Door positions facing each other across a narrow hall compound the same problem.

Who the Two Bedroom Layout Suits

A couple with a young child is the configuration this dwelling was designed around, and it works well for that household for several years. The main bedroom takes the parents, the second takes the child, and the living area is generous enough to be a family space rather than a passage. What limits the arrangement is time rather than space, since a second child or a teenager changes the calculation and a 60 square metre dwelling does not extend. Households frequently underestimate how quickly a child's space requirements change. Plan for how the dwelling serves the household in ten years rather than only in one.

Two adults sharing is where the two bedroom earns its rental premium, and it is the reason yields are stronger than a one bedroom. Two unrelated people paying separately generate more rent than one household, and the tenant pool for a two bedroom is substantially larger. The constraint is the single bathroom, which is workable for a couple and becomes a friction point for two sharers on similar schedules. Yield and tenancy questions belong with granny flat rental income. Ask a local agent what sharers are paying in your area rather than working from a general figure. This is the case where a second toilet earns its keep most clearly.

A parent living independently with room for a carer or a visiting family member is a common and sensible use, and it is the case where the second bedroom is used occasionally rather than daily. Here the second room can be smaller without loss, since it serves as a guest room and a study for most of the year. What matters more for this household is the bathroom, the circulation width and step free access, all of which support independence directly. Blocking fixed behind the lining at rail height costs very little while the frame is open and makes a later grab rail simple.

A household wanting a home office alongside living space is increasingly common and the two bedroom serves it well. A dedicated room with a door is a genuinely different proposition from a desk in the living area, particularly where someone works from home daily. The room needs a decent window and a power and data provision worth specifying at plan stage rather than retrofitting, and it can revert to a bedroom later without any change to the building. Acoustic separation from the living area matters here more than in a bedroom. Data cabling costs very little at frame stage and is awkward to add afterwards.

Where a single person will occupy the dwelling long term and no second occupant is in prospect, the honest answer is that a one bedroom done well is frequently the better building. The space that would become a second bedroom and a hallway can go into a larger bathroom, wider circulation and better storage, all of which matter more to someone living alone. The smaller configuration is priced under one bedroom granny flat costs. Answer the question about who lives there truthfully, because the plan follows from it. A larger bathroom is the single best use of the space a second bedroom would occupy.

Whether a Second Toilet Is Worth It

A second toilet or a small second bathroom costs $12,000 to $25,000 and consumes two to four square metres, and at a capped floor area that space comes from somewhere else. The question is not really whether it is worth the money, since the money is modest against the project. It is whether it is worth the floor area, and that answer depends entirely on who lives there. Ask your builder to price it as an option rather than committing either way at first pass. Floor area rather than dollars is the real currency in this decision.

For two unrelated adults sharing, a second toilet materially improves the dwelling and improves what it rents for. Morning schedules collide in a single bathroom household of two working adults, and a separate toilet resolves the collision at a fraction of the cost of a full second bathroom. On an income property intended for sharers, this is the upgrade that pays for itself fastest. Agents will tell you plainly whether it changes the weekly figure in your area.

For a couple or a family, the case is weaker and often falls away entirely. A household that shares a bathroom in their existing home will share one here, and the two to four square metres is usually better spent on the living area or on the second bedroom. Building an unnecessary second toilet on a capped plan is one of the more common ways households end up with a cramped living room. Think about how your current household actually uses its bathrooms before deciding. The living area usually repays the same two to four square metres more reliably. Ask the question honestly rather than defaulting to more fixtures.

A separate toilet rather than a second full bathroom is the middle path and it is under used. It costs toward the lower end of the range, consumes closer to two square metres than four, and delivers most of the practical benefit. Where it can be positioned to open off the hallway rather than off a bedroom, it also serves visitors without sending them through the bathroom. A small basin in the same space is worth including while the plumbing is open. Ventilation to that space needs specifying rather than assuming.

Whichever you choose, decide before documentation rather than during construction. Adding a wet area after the slab is poured means cutting drainage into it, which is disruptive and expensive and looks it. Plumbing decisions belong with the plan, and a builder will price the option readily if asked at the right moment. Certification requirements are covered at granny flat complying development. Variations priced mid build are rarely competitive, since there is nobody else quoting. Slab penetrations are also a waterproofing consideration rather than merely a plumbing one.

Rental Return and Effect on the Property

A two bedroom secondary dwelling rents for meaningfully more than a one bedroom in most New South Wales markets, and the differential is the strongest financial argument for the configuration. The tenant pool is larger, taking couples, small families, sharers and people wanting a spare room, and vacancy periods tend to be shorter as a result. Over several years of tenancy the gap compounds well past the $25,000 to $45,000 construction premium. Model the difference across a full tenancy cycle rather than at handover. Longer average tenancies are worth as much as a higher weekly figure.

Local rents rather than general figures are what should drive the decision, and they are easy to establish. Ring two agents who lease in your postcode and ask what each configuration achieves weekly, which turns the whole argument into arithmetic. Ask about vacancy and about the tenant type each attracts, since a longer average tenancy is worth as much as a higher weekly rent. Two or three agents will give you a range rather than a single opinion.

The effect on the value of the property is real and less predictable than the rental figure. A well built secondary dwelling generally adds value, and how much depends on the area, the quality of the build and whether local buyers see the dwelling as an asset or as a compromise on the yard. In areas where secondary dwellings are common the market understands them, and in areas where they are unusual the effect is harder to forecast. A valuer rather than an agent is the person to ask if the number matters to your finance. Build quality shows in a valuation in a way that floor area alone does not. Areas where secondary dwellings are common tend to price them more reliably.

Tax and finance treatment of a rented secondary dwelling is a matter for your accountant rather than for a builder, and the answers differ according to your circumstances. What matters at planning stage is knowing the questions exist, since decisions about how the dwelling is built and metered can be difficult to unwind afterwards. Take advice before construction rather than at tax time. Raising it before construction rather than after is the whole point. Lenders also treat the additional dwelling differently depending on the product.

Separate metering is worth deciding early where the dwelling will be tenanted. A separately metered dwelling lets you charge usage to the tenant cleanly and avoids the arguments that shared metering produces, and installing it during construction costs far less than retrofitting. Check whether the quote includes it, since it is a common exclusion. Builder selection is covered at granny flat builders. Check the existing board will carry a second dwelling before assuming it does.

The Trade-offs at a Capped Floor Area

Where a maximum floor area applies, every square metre is taken from somewhere else, and that is the discipline the whole design operates under. A second toilet means a smaller bedroom or less storage. A generous entry means a tighter kitchen. Decide which rooms matter most before the drawings are started.

The order of priority worth applying is living area first, then main bedroom, then storage, then second bedroom. A generous living area is what makes a small dwelling feel like a home rather than accommodation, and it is the space every occupant uses every day. A second bedroom that takes a single rather than a double is a real compromise and a survivable one, while a living room that seats three people awkwardly is a daily irritation. Your own household may reasonably order these differently, and the point is to order them deliberately. Rank what matters to your household before the first design meeting rather than during it.

Ceiling height is the cheapest way to make a capped plan feel larger and it does not count against floor area at all, and household comfort guidance is published by Energy NSW. Raising the ceiling in the living area, or raking it to follow the roof, costs a modest amount at construction and transforms how the space reads. Adding it later is impossible, which puts it in the same category as the other decisions that have to be made before anything is built. Establish what ceiling height sits behind the quoted price and what raising it costs. A raked ceiling in the living area alone delivers most of the benefit.

On a block permitting more than the standard 60 square metres, ask what the extra buys before assuming you want it. Ten additional square metres spent on a larger living area and a proper laundry improves daily life considerably, and the same ten spent lengthening a corridor to reach a third bedroom does not. More area is only better if the plan uses it well, and the relationship between area and layout is covered at 60 sqm granny flats. Additional area also carries additional construction cost, so it should earn its place. A larger dwelling also consumes more of the yard, which both households share.

The last trade-off is between building area and yard. A 60 square metre dwelling plus a covered outdoor area and a path consumes a meaningful part of a suburban backyard, and what remains has to serve both households. Marking the footprint out on the ground with string before committing is the single most clarifying exercise available, and it regularly changes where people want the building to sit. Both households will use the outdoor space, and how it divides is worth agreeing before construction. Existing trees and the clothesline are the two things most often forgotten in that exercise. Peg it out with string before committing to a position.

What Drives the Price

The ground under the building moves the total further than anything you choose to put on it. Reactive soil calls for a stiffer raft, graded off the residential slabs and footings standard published by Standards Australia. Fall across the block brings cut, fill and retaining. Rock turns a day of excavation into a week.

Kitchen and bathroom specification still carries disproportionate weight even at this size. Moving both from base spec to something you would choose for your own house adds ten to fifteen thousand. The effect is slightly smaller than on a one bedroom, since the cost is spread over more floor, but it remains the largest specification decision you will make. Decide these before signing rather than during construction, when nobody else is competing for the work. Hinges and drawer runners are where the difference between price points becomes visible.

How the dwelling is built alters the price and the calendar together. Factory built units land at $120,000 to $185,000 and want a crane, with lifting and traffic control adding $3,000 to $12,000. Building in place costs more and lets the plan answer the block. At 60 square metres a modular unit frequently arrives in two modules rather than one, which affects the crane requirement and the joint detailing, and options are set out at modular granny flats. Get someone to confirm the lift is achievable over the house before ordering anything. A two module delivery also introduces a joint that needs detailing properly.

How far the dwelling sits from the house is one of the very few cost levers you actually hold. Water, sewer, power and stormwater all get trenched and all get charged by the metre, and a driveway or a protected root zone in the way multiplies it. Set that against what separation is worth to both households, because the two considerations run in opposite directions. Walk the route with a tape before the position is locked in. Trenching under an existing driveway is the expensive version of this.

Whether the design is standard or bespoke makes the largest single difference to documentation. A builder's existing two bedroom plan already documented and certified many times costs less to adapt than a design drawn for your block from scratch. Both are legitimate, and the premium buys a plan answering to your block, your aspect and your household instead of approximating them. Self assembly routes are covered by granny flat kit homes. Ask whether the documentation fee covers amendments or whether changes are charged separately. Standard plans also carry the advantage of having been certified many times before.

Two Bedroom Costs Across Sydney

Nearly every Sydney granny flat builder carries a two bedroom plan, and that competition holds established designs at a keen price. The variation between suburbs comes from geology and access, not from the dwelling itself, and sandstone country north and east behaves nothing like the flat clay of the west. Ask to visit a completed example rather than relying on renders. Repetition at that scale keeps quoting honest, because a builder who has priced the same plan fifty times has nowhere to hide a padded allowance.

Western and south western Sydney offer the keenest pricing on two bedroom dwellings in the state and the reasons are structural. Flat blocks, easy access and a crowded field of builders working from proven plans all push the same way. Rental demand in those areas also supports the configuration, since the tenant pool for a two bedroom is deepest where families and sharers are looking. Builders there generally have established relationships with certifiers, which shortens the approval step. Clay movement is the local tax, paid through the footing design whatever gets built on top.

Across inner and eastern Sydney the constraint is frequently the block rather than the budget. Small lots, tight site coverage and generous existing dwellings mean the permissible floor area often lands below 60 square metres, which forces the choice back toward one bedroom or toward an attached addition. Establishing the maximum area available before designing anything is the sensible first step in those suburbs, and additions are covered at granny flat additions. Those streets also carry conservation area controls that belong in the early checks. Mature protected trees are common in those suburbs and restrict where a building can sit. Protected trees narrow the options further in those streets.

Two Bedroom Costs in Regional NSW

Land is rarely the constraint outside the metropolitan area, so the two bedroom is usually available where a household wants it. The coastal corridor from Newcastle down to Wollongong carries specialist builders working the same catalogue as Sydney. Past that, general residential builders pick the work up, and factory delivery starts to look sensible. Lead times stretch further from town, so commit earlier than you would in the suburbs. The deciding factor shifts from what the block will allow to what the household actually wants, which is a far more comfortable position to design from.

Rental demand for two bedroom dwellings in regional centres has been strong, and in university and hospital towns it is the configuration that lets fastest. Two bedrooms suits sharers, visiting professionals and small families equally, which is a broader pool than most regional one bedroom markets can offer. Ask a local agent what the vacancy picture looks like for each configuration rather than assuming metropolitan patterns apply. Proximity to a hospital, campus or major employer shapes the picture more than the town's size does. Seasonal tourism markets behave differently again and are worth understanding locally.

Onsite wastewater capacity is the regional constraint that most often decides the answer, and a two bedroom dwelling makes it harder rather than easier. Councils assess capacity on the basis of the bedrooms and the expected occupancy, so a two bedroom is assessed for more people than a one bedroom on the same property. A system already at its limit can be tipped over by exactly that difference. Commission the wastewater report early, since a poor result changes the whole proposition.

Freight and trade availability shape both cost and programme on rural properties. Material deliveries carry a freight component, trades travel further and schedule around it, and a build that takes fourteen weeks in a regional centre may take twenty further out. Modular delivery addresses the trade problem and introduces a transport and crane access question instead, and prefabricated options are priced at prefab granny flat costs. Have the transport route driven and checked, since a long unsealed driveway defeats a semi-trailer. Plan a regional build with slack in it rather than hope.

What to Look Out For

Do the circulation arithmetic on every plan you are shown. Add up the rooms, subtract from the stated floor area, and what remains is the passage. Three or four square metres is efficient and seven or eight means a room's worth of your money is being spent on a corridor. Builders do not volunteer this figure and a good one will explain it readily when asked. Ask to see the room areas listed rather than working them out from a scaled drawing, and compare against the examples at granny flat floor plans. No other check available to a non-designer reveals as much.

Check what bed size the second bedroom has been drawn around. Eight square metres takes a single, ten takes a double with access from one side, and eleven is needed for a queen with access on both. Builders describe all of them as a bedroom, and the difference determines whether the room suits a child, a sharer, a guest or a home office. A room drawn with a bed shown on it tells you more than a label does. Wardrobe provision belongs in the same question.

Decide on a second toilet before documentation rather than during construction. Cutting drainage into a poured slab is disruptive, expensive and visible in the finished floor afterwards. It also consumes two to four square metres of a capped plan, which has to come from a room, so the decision belongs at the point where the whole layout is still movable. Have your builder price it as an option so the decision is informed rather than assumed. It is a plan decision rather than a fixtures decision.

Establish the fixed costs before comparing builders. The $30,000 to $70,000 sitting outside the building is assumption rather than measurement, and each builder assumes differently. That alone can put twenty thousand dollars between two honest quotes for the same plan. Statutory guarantees covering workmanship are enforced nationally by the ACCC.

Check whether the permissible floor area on your block actually reaches 60 square metres before falling for a plan. Site coverage, landscaped area and the maximum floor area interact, and an existing house, garage, shed and paving all consume the allowance. Households who design first and check afterwards are the ones who end up redrawing, and property and planning services run through Service NSW. Obtain the figure before commissioning any design work rather than after, checking it against the criteria under granny flat rules. Existing structures consume the allowance before the new dwelling is drawn.

What to Look for in a Quote in NSW

A quote for a two bedroom dwelling should show the room areas, not just the total. It should state the internal floor area and the covered outdoor area separately, list the area of each room including circulation, detail the kitchen and bathroom specification, set out the site works allowance and the basis for it, state the service connection allowance, confirm whether approvals and certification are included, itemise external works and identify every provisional sum. The room schedule and the site works allowance are where quotes go quiet. Get a stated rate for anything beyond the allowance, because that is the line variations come through. Room areas are the detail that makes two quotes genuinely comparable.

Have every builder quote both configurations side by side. Quoting a second plan they already hold costs them an hour, and it converts a general premium into your premium, including any flow-on to wastewater assessment or the planning position. Two figures on one letterhead is a comparison rather than an estimate, and it is the only version of this decision worth making. A builder who resists a request that costs them an hour of work has told you something about how the rest of the project will run. Seeing both figures side by side turns the decision into arithmetic.

A builder who asks who will sleep in the second bedroom is designing rather than selling. Someone who wants to know whether it is a child, a sharer, a carer or a home office is thinking about bed size, wall placement between the bedrooms and where the window goes, all of which shape the plan. Quoting straight off a bedroom count means you have been sold a catalogue item. Ask what they would change if the occupant were a sharer rather than a child. The answer shapes bed size, wall build up and window position together.

Lock down the layout, the permissible area and the site allowances before a contract is in front of you. Establish the area cap, run the circulation subtraction, pin down the bed size in the smaller room, resolve the second toilet, extract stated allowances with an overrun rate, and sight the licence and insurance certificate yourself. Licensing sits with NSW Fair Trading, while the granny flat builders hub covers other states as well. Keep every quote and inclusion list together so the comparison stays like for like.