Ranked granny flat returns for 409 Victorian suburbs: modelled build outlay, net weekly rent uplift, gross yield on outlay, payback years and the share of lots clearing the 300m² small-second-dwelling minimum. Built from Valuer-General medians, Vicmap parcel boundaries and PremiumRea's 2026 build schedule — by a Melbourne buyers agent.
| # | Model | ||||||||
|---|---|---|---|---|---|---|---|---|---|
| 1 | Melton3337 | $510K | 81% | $202,400 | +$470/wk | 12.1% | +3.43pp | 8.3 yrs | Model it → |
| 2 | Yea3717 | $525K | 96% | $202,400 | +$470/wk | 12.1% | +3.36pp | 8.3 yrs | Model it → |
| 3 | Melton South3338 | $526K | 85% | $202,400 | +$470/wk | 12.1% | +3.36pp | 8.3 yrs | Model it → |
| 4 | Kurunjang3337 | $551K | 89% | $202,400 | +$470/wk | 12.1% | +3.24pp | 8.3 yrs | Model it → |
| 5 | Melton West3337 | $564K | 91% | $202,400 | +$470/wk | 12.1% | +3.19pp | 8.3 yrs | Model it → |
| 6 | Kilmore3764 | $590K | 94% | $202,400 | +$470/wk | 12.1% | +3.08pp | 8.3 yrs | Model it → |
| 7 | Brookfield3338 | $590K | 91% | $202,400 | +$470/wk | 12.1% | +3.08pp | 8.3 yrs | Model it → |
| 8 | Wyndham Vale3024 | $590K | 80% | $202,400 | +$470/wk | 12.1% | +3.08pp | 8.3 yrs | Model it → |
| 9 | Cobblebank3338 | $603K | 76% | $202,400 | +$470/wk | 12.1% | +3.04pp | 8.3 yrs | Model it → |
| 10 | Cobblebank - Strathtulloh3338 | $603K | 76% | $202,400 | +$470/wk | 12.1% | +3.04pp | 8.3 yrs | Model it → |
| 11 | Laverton3026 | $605K | 74% | $202,400 | +$470/wk | 12.1% | +3.03pp | 8.3 yrs | Model it → |
| 12 | Bacchus Marsh3340 | $617K | 92% | $202,400 | +$470/wk | 12.1% | +2.98pp | 8.3 yrs | Model it → |
| 13 | Rockbank3024 | $621K | 78% | $202,400 | +$470/wk | 12.1% | +2.97pp | 8.3 yrs | Model it → |
| 14 | Broadmeadows3047 | $620K | 68% | $202,400 | +$470/wk | 12.1% | +2.97pp | 8.3 yrs | Model it → |
| 15 | Doveton3177 | $630K | 69% | $202,400 | +$470/wk | 12.1% | +2.94pp | 8.3 yrs | Model it → |
| 16 | Wallan3658 | $640K | 87% | $202,400 | +$470/wk | 12.1% | +2.90pp | 8.3 yrs | Model it → |
| 17 | Werribee3030 | $641K | 83% | $202,400 | +$470/wk | 12.1% | +2.90pp | 8.3 yrs | Model it → |
| 18 | Manor Lakes | $650K | 82% | $202,400 | +$470/wk | 12.1% | +2.87pp | 8.3 yrs | Model it → |
| 19 | Kings Park3021 | $653K | 91% | $202,400 | +$470/wk | 12.1% | +2.86pp | 8.3 yrs | Model it → |
| 20 | Hoppers Crossing3029 | $660K | 86% | $202,400 | +$470/wk | 12.1% | +2.83pp | 8.3 yrs | Model it → |
| 21 | Tarneit3029 | $665K | 83% | $202,400 | +$470/wk | 12.1% | +2.82pp | 8.3 yrs | Model it → |
| 22 | Meadow Heights3048 | $670K | 85% | $202,400 | +$470/wk | 12.1% | +2.80pp | 8.3 yrs | Model it → |
| 23 | Truganina3029 | $671K | 79% | $202,400 | +$470/wk | 12.1% | +2.80pp | 8.3 yrs | Model it → |
| 24 | Frankston North3199 | $670K | 76% | $202,400 | +$470/wk | 12.1% | +2.80pp | 8.3 yrs | Model it → |
| 25 | Hampton Park3976 | $675K | 85% | $202,400 | +$470/wk | 12.1% | +2.79pp | 8.3 yrs | Model it → |
| 26 | Diggers Rest3427 | $675K | 84% | $202,400 | +$470/wk | 12.1% | +2.79pp | 8.3 yrs | Model it → |
| 27 | Sunbury3429 | $675K | 83% | $202,400 | +$470/wk | 12.1% | +2.79pp | 8.3 yrs | Model it → |
| 28 | Deer Park3023 | $680K | 87% | $202,400 | +$470/wk | 12.1% | +2.77pp | 8.3 yrs | Model it → |
| 29 | St Albans3021 | $680K | 77% | $202,400 | +$470/wk | 12.1% | +2.77pp | 8.3 yrs | Model it → |
| 30 | Campbellfield3061 | $679K | 77% | $202,400 | +$470/wk | 12.1% | +2.77pp | 8.3 yrs | Model it → |
| 31 | Campbellfield - Coolaroo3061 | $679K | 77% | $202,400 | +$470/wk | 12.1% | +2.77pp | 8.3 yrs | Model it → |
| 32 | Roxburgh Park3064 | $683K | 87% | $202,400 | +$470/wk | 12.1% | +2.76pp | 8.3 yrs | Model it → |
| 33 | Delahey3037 | $689K | 89% | $202,400 | +$470/wk | 12.1% | +2.74pp | 8.3 yrs | Model it → |
| 34 | Pakenham3810 | $690K | 81% | $202,400 | +$470/wk | 12.1% | +2.74pp | 8.3 yrs | Model it → |
| 35 | Koo Wee Rup3984 | $695K | 84% | $202,400 | +$470/wk | 12.1% | +2.72pp | 8.3 yrs | Model it → |
| 36 | Fraser Rise3335 | $695K | 78% | $202,400 | +$470/wk | 12.1% | +2.72pp | 8.3 yrs | Model it → |
| 37 | Macedon3440 | $700K | 94% | $202,400 | +$470/wk | 12.1% | +2.71pp | 8.3 yrs | Model it → |
| 38 | Cranbourne West3977 | $700K | 79% | $202,400 | +$470/wk | 12.1% | +2.71pp | 8.3 yrs | Model it → |
| 39 | Cranbourne South3977 | $700K | 78% | $202,400 | +$470/wk | 12.1% | +2.71pp | 8.3 yrs | Model it → |
| 40 | Craigieburn3064 | $700K | 76% | $202,400 | +$470/wk | 12.1% | +2.71pp | 8.3 yrs | Model it → |
| 41 | Mickleham3064 | $700K | 74% | $202,400 | +$470/wk | 12.1% | +2.71pp | 8.3 yrs | Model it → |
| 42 | Bannockburn3331 | $707K | 98% | $202,400 | +$470/wk | 12.1% | +2.69pp | 8.3 yrs | Model it → |
| 43 | Romsey3434 | $705K | 91% | $202,400 | +$470/wk | 12.1% | +2.69pp | 8.3 yrs | Model it → |
| 44 | Eynesbury3338 | $705K | 85% | $202,400 | +$470/wk | 12.1% | +2.69pp | 8.3 yrs | Model it → |
| 45 | Wollert3750 | $705K | 72% | $202,400 | +$470/wk | 12.1% | +2.69pp | 8.3 yrs | Model it → |
| 46 | Cranbourne3977 | $714K | 79% | $202,400 | +$470/wk | 12.1% | +2.67pp | 8.3 yrs | Model it → |
| 47 | Sunshine West3020 | $713K | 72% | $202,400 | +$470/wk | 12.1% | +2.67pp | 8.3 yrs | Model it → |
| 48 | Riddells Creek3431 | $720K | 94% | $202,400 | +$470/wk | 12.1% | +2.65pp | 8.3 yrs | Model it → |
| 49 | Hastings3918 | $725K | 87% | $202,400 | +$470/wk | 12.1% | +2.64pp | 8.3 yrs | Model it → |
| 50 | Mernda3754 | $725K | 86% | $202,400 | +$470/wk | 12.1% | +2.64pp | 8.3 yrs | Model it → |
| 51 | Epping3076 | $723K | 79% | $202,400 | +$470/wk | 12.1% | +2.64pp | 8.3 yrs | Model it → |
| 52 | Cranbourne East3977 | $730K | 81% | $202,400 | +$470/wk | 12.1% | +2.62pp | 8.3 yrs | Model it → |
| 53 | Altona Meadows3028 | $730K | 79% | $202,400 | +$470/wk | 12.1% | +2.62pp | 8.3 yrs | Model it → |
| 54 | Whittlesea3757 | $735K | 81% | $202,400 | +$470/wk | 12.1% | +2.61pp | 8.3 yrs | Model it → |
| 55 | Clyde North3978 | $736K | 78% | $202,400 | +$470/wk | 12.1% | +2.61pp | 8.3 yrs | Model it → |
| 56 | Lalor3075 | $738K | 80% | $202,400 | +$470/wk | 12.1% | +2.60pp | 8.3 yrs | Model it → |
| 57 | Hallam3803 | $740K | 78% | $202,400 | +$470/wk | 12.1% | +2.59pp | 8.3 yrs | Model it → |
| 58 | Ardeer3020 | $742K | 73% | $202,400 | +$470/wk | 12.1% | +2.59pp | 8.3 yrs | Model it → |
| 59 | Ardeer - Albion3020 | $742K | 73% | $202,400 | +$470/wk | 12.1% | +2.59pp | 8.3 yrs | Model it → |
| 60 | Braybrook3019 | $743K | 64% | $202,400 | +$470/wk | 12.1% | +2.59pp | 8.3 yrs | Model it → |
| 61 | Seabrook3028 | $745K | 89% | $202,400 | +$470/wk | 12.1% | +2.58pp | 8.3 yrs | Model it → |
| 62 | Caroline Springs3023 | $750K | 88% | $202,400 | +$470/wk | 12.1% | +2.57pp | 8.3 yrs | Model it → |
| 63 | Heidelberg West3081 | $750K | 64% | $202,400 | +$470/wk | 12.1% | +2.57pp | 8.3 yrs | Model it → |
| 64 | Doreen3754 | $753K | 91% | $202,400 | +$470/wk | 12.1% | +2.56pp | 8.3 yrs | Model it → |
| 65 | Sydenham3037 | $751K | 81% | $202,400 | +$470/wk | 12.1% | +2.56pp | 8.3 yrs | Model it → |
| 66 | Gladstone Park3049 | $752K | 73% | $202,400 | +$470/wk | 12.1% | +2.56pp | 8.3 yrs | Model it → |
| 67 | Rosebud3939 | $756K | 83% | $202,400 | +$470/wk | 12.1% | +2.55pp | 8.3 yrs | Model it → |
| 68 | Sunshine North3020 | $755K | 78% | $202,400 | +$470/wk | 12.1% | +2.55pp | 8.3 yrs | Model it → |
| 69 | Thomastown3074 | $755K | 78% | $202,400 | +$470/wk | 12.1% | +2.55pp | 8.3 yrs | Model it → |
| 70 | Dandenong3175 | $755K | 74% | $202,400 | +$470/wk | 12.1% | +2.55pp | 8.3 yrs | Model it → |
| 71 | Belgrave3160 | $760K | 95% | $202,400 | +$470/wk | 12.1% | +2.54pp | 8.3 yrs | Model it → |
| 72 | Belgrave - Selby3160 | $760K | 95% | $202,400 | +$470/wk | 12.1% | +2.54pp | 8.3 yrs | Model it → |
| 73 | Cranbourne North3977 | $771K | 90% | $202,400 | +$470/wk | 12.1% | +2.51pp | 8.3 yrs | Model it → |
| 74 | Carrum Downs3201 | $775K | 80% | $202,400 | +$470/wk | 12.1% | +2.50pp | 8.3 yrs | Model it → |
| 75 | Kinglake3763 | $780K | 98% | $202,400 | +$470/wk | 12.1% | +2.49pp | 8.3 yrs | Model it → |
| 76 | Burnside Heights3023 | $780K | 89% | $202,400 | +$470/wk | 12.1% | +2.49pp | 8.3 yrs | Model it → |
| 77 | Healesville3777 | $793K | 92% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 78 | Bunyip3813 | $792K | 91% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 79 | Bunyip3814 | $792K | 91% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 80 | Bunyip - Garfield3814 | $792K | 91% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 81 | Somerville3912 | $790K | 89% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 82 | Narre Warren3805 | $790K | 86% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 83 | Dandenong North3175 | $790K | 83% | $202,400 | +$470/wk | 12.1% | +2.46pp | 8.3 yrs | Model it → |
| 84 | Monbulk3782 | $795K | 98% | $202,400 | +$470/wk | 12.1% | +2.45pp | 8.3 yrs | Model it → |
| 85 | Kyneton3444 | $797K | 96% | $202,400 | +$470/wk | 12.1% | +2.45pp | 8.3 yrs | Model it → |
| 86 | Endeavour Hills3802 | $795K | 81% | $202,400 | +$470/wk | 12.1% | +2.45pp | 8.3 yrs | Model it → |
| 87 | Point Cook3030 | $800K | 89% | $202,400 | +$470/wk | 12.1% | +2.44pp | 8.3 yrs | Model it → |
| 88 | Burnside3023 | $798K | 89% | $202,400 | +$470/wk | 12.1% | +2.44pp | 8.3 yrs | Model it → |
| 89 | Tullamarine3043 | $800K | 73% | $202,400 | +$470/wk | 12.1% | +2.44pp | 8.3 yrs | Model it → |
| 90 | Fawkner3060 | $801K | 70% | $202,400 | +$470/wk | 12.1% | +2.44pp | 8.3 yrs | Model it → |
| 91 | South Morang3752 | $805K | 83% | $202,400 | +$470/wk | 12.1% | +2.43pp | 8.3 yrs | Model it → |
| 92 | Derrimut3026 | $807K | 84% | $202,400 | +$470/wk | 12.1% | +2.42pp | 8.3 yrs | Model it → |
| 93 | Noble Park North3174 | $807K | 70% | $202,400 | +$470/wk | 12.1% | +2.42pp | 8.3 yrs | Model it → |
| 94 | Frankston3199 | $810K | 77% | $202,400 | +$470/wk | 12.1% | +2.41pp | 8.3 yrs | Model it → |
| 95 | Skye3977 | $817K | 82% | $202,400 | +$470/wk | 12.1% | +2.40pp | 8.3 yrs | Model it → |
| 96 | Hadfield3046 | $816K | 56% | $202,400 | +$470/wk | 12.1% | +2.40pp | 8.3 yrs | Model it → |
| 97 | Narre Warren South3805 | $820K | 87% | $202,400 | +$470/wk | 12.1% | +2.39pp | 8.3 yrs | Model it → |
| 98 | Noble Park3174 | $820K | 66% | $202,400 | +$470/wk | 12.1% | +2.39pp | 8.3 yrs | Model it → |
| 99 | Sunshine3020 | $823K | 72% | $202,400 | +$470/wk | 12.1% | +2.38pp | 8.3 yrs | Model it → |
| 100 | Glenroy3046 | $825K | 55% | $202,400 | +$470/wk | 12.1% | +2.38pp | 8.3 yrs | Model it → |
493 Queensland suburbs on PremiumRea's QLD schedule. A 60m² secondary dwelling is $200k ex-GST + 10% GST + $15.4k of paperwork ≈ $235k all-in, rents at $600/wk and adds $550/wk net after the $50/wk main-house adjustment — a modelled payback of 8.2 years. The schedule is one state-wide figure, so outlay, uplift, yield-on-outlay and payback are identical in every row; what changes suburb to suburb is the council's secondary-dwelling rule and the lot sizes in the cadastre.
QLD schedule (PremiumRea 2026): build 60m² $200k / 30m² $140k ex-GST · +10% GST · paperwork $15.4k / $13.2k · rent $600/wk / $400/wk · main-house adjustment −$50/wk. No regional travel fee applies in Queensland.
Queensland median house prices are not published as open data (there is no Valuer-General equivalent, and licensed series cannot be republished here), so the combined-asset yield uplift shown for Victoria is not computed for Queensland — no estimate is substituted.
| # | Council rule | Check a lot | ||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Karalee - Barellan Point4306SEQ | Ipswich | GFA cap banded from 450m² | 90% ≥450m² | 90% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 2 | North Ipswich - Tivoli4305SEQ | Ipswich | GFA cap banded from 450m² | 90% ≥450m² | 90% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 3 | Carole Park4300SEQ | Ipswich | GFA cap banded from 450m² | 88% ≥450m² | 88% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 4 | Caloundra Hinterland4552SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 88% ≥600m² | 90% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 5 | Ipswich4305SEQ | Ipswich | GFA cap banded from 450m² | 88% ≥450m² | 88% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 6 | Rosewood4340SEQ | Ipswich | GFA cap banded from 450m² | 87% ≥450m² | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 7 | Maroochy Hinterland4574SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 87% ≥600m² | 90% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 8 | Leichhardt - One Mile4306SEQ | Ipswich | GFA cap banded from 450m² | 85% ≥450m² | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 9 | Glass House Mountains4518SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 85% ≥600m² | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 10 | Camira - Gailes4300SEQ | Ipswich | GFA cap banded from 450m² | 84% ≥450m² | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 11 | Riverview4303SEQ | Ipswich | GFA cap banded from 450m² | 84% ≥450m² | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 12 | New Chum4303SEQ | Ipswich | GFA cap banded from 450m² | 84% ≥450m² | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 13 | Raceview4305SEQ | Ipswich | GFA cap banded from 450m² | 83% ≥450m² | 83% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 14 | Palmwoods4555SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 83% ≥600m² | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 15 | Bundamba4304SEQ | Ipswich | GFA cap banded from 450m² | 83% ≥450m² | 83% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 16 | Churchill - Yamanto4305SEQ | Ipswich | GFA cap banded from 450m² | 82% ≥450m² | 82% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 17 | Brassall4305SEQ | Ipswich | GFA cap banded from 450m² | 81% ≥450m² | 81% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 18 | Collingwood Park - Redbank4301SEQ | Ipswich | GFA cap banded from 450m² | 75% ≥450m² | 75% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 19 | Goodna4300SEQ | Ipswich | GFA cap banded from 450m² | 75% ≥450m² | 75% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 20 | Bellbird Park4300SEQ | Ipswich | GFA cap banded from 450m² | 74% ≥450m² | 74% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 21 | Diddillibah - Rosemount4559SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 73% ≥600m² | 78% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 22 | Springfield4300SEQ | Ipswich | GFA cap banded from 450m² | 72% ≥450m² | 72% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 23 | Redbank Plains4301SEQ | Ipswich | GFA cap banded from 450m² | 71% ≥450m² | 71% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 24 | Augustine Heights - Brookwater4300SEQ | Ipswich | GFA cap banded from 450m² | 67% ≥450m² | 67% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 25 | Nambour4560SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 66% ≥600m² | 72% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 26 | Springfield Lakes4300SEQ | Ipswich | GFA cap banded from 450m² | 64% ≥450m² | 64% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 27 | Ripley4306SEQ | Ipswich | GFA cap banded from 450m² | 64% ≥450m² | 64% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 28 | Bli Bli4560SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 62% ≥600m² | 71% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 29 | Eumundi - Yandina4561SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 60% ≥600m² | 70% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 30 | Buderim4556SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 59% ≥600m² | 69% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 31 | Meridan Plains - Little Mountain (North)4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 58% ≥600m² | 68% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 32 | Landsborough4550SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 57% ≥600m² | 66% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 33 | Marcoola - Mudjimba4564SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 53% ≥600m² | 70% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 34 | Aroona - Currimundi4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 50% ≥600m² | 75% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 35 | Golden Beach - Pelican Waters4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 49% ≥600m² | 64% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 36 | Mooloolaba - Alexandra Headland4557SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 49% ≥600m² | 67% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 37 | Mountain Creek4557SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 48% ≥600m² | 60% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 38 | Maroochydore - Kuluin4558SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 46% ≥600m² | 54% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 39 | Beerwah4519SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 45% ≥600m² | 56% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 40 | Moffat Beach - Battery Hill4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 44% ≥600m² | 64% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 41 | Buddina - Minyama4575SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 43% ≥600m² | 66% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 42 | Caloundra - Kings Beach4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 43% ≥600m² | 54% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 43 | Caloundra West - Baringa4551SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 42% ≥600m² | 54% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 44 | Wurtulla - Birtinya4575SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 40% ≥600m² | 81% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 45 | Coolum Beach4573SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 38% ≥600m² | 59% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 46 | Parrearra - Warana4575SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 37% ≥600m² | 62% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 47 | Peregian Springs4573SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 34% ≥600m² | 56% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 48 | Sippy Downs4556SEQ | Sunshine Coast | ≤60m² GFA · within 20m of the house · lot ≥600m² | 32% ≥600m² | 47% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 49 | Moreton Island4025SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 97% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 50 | Munruben - Park Ridge South4125SEQ | Logan | ≤70m² GFA · within 20m of the house · no lot-size rule | — | 96% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 51 | Kilcoy4515SEQ | Somerset | not in our verified council table — check the local planning scheme | — | 96% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 52 | Esk4312SEQ | Somerset | not in our verified council table — check the local planning scheme | — | 96% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 53 | Crows Nest - Rosalie4352SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 96% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 54 | Pittsworth4356SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 96% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 55 | Millmerran4357SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 95% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 56 | Southern Moreton Bay Islands4184SEQ | Redland | GFA cap not published · no lot-size rule | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 57 | Lockyer Valley4341SEQ | Lockyer Valley | not in our verified council table — check the local planning scheme | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 58 | Gowrie (Qld)4352SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 59 | North Stradbroke Island4183SEQ | Redland | GFA cap not published · no lot-size rule | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 60 | Stafford Heights4053SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 61 | Woodford - D'Aguilar4514SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 94% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 62 | Clifton - Greenmount4360SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 93% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 63 | Lake Manchester - England Creek4306SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 93% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 64 | Jondaryan4403SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 93% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 65 | Greenbank - North Maclean4124SEQ | Logan | ≤70m² GFA · within 20m of the house · no lot-size rule | — | 93% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 66 | Upper Caboolture4510SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 92% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 67 | Boonah4310SEQ | Scenic Rim | not in our verified council table — check the local planning scheme | — | 92% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 68 | Cambooya - Wyreema4358SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 92% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 69 | Lowood4311SEQ | Somerset | not in our verified council table — check the local planning scheme | — | 92% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 70 | Highfields4352SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 91% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 71 | Karana Downs4306SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 91% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 72 | Elimbah4516SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 91% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 73 | Samford Valley4520SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 90% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 74 | Tamborine - Canungra4275SEQ | Scenic Rim | not in our verified council table — check the local planning scheme | — | 89% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 75 | Beaudesert4285SEQ | Scenic Rim | not in our verified council table — check the local planning scheme | — | 89% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 76 | Westlake4074SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 89% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 77 | Gatton4343SEQ | Lockyer Valley | not in our verified council table — check the local planning scheme | — | 89% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 78 | Pinjarra Hills - Pullenvale4069SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 89% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 79 | Upper Kedron - Ferny Grove4055SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 88% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 80 | Clear Island Waters4226SEQ | Gold Coast | ≤80m² GFA · within 10m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 81 | Crestmead4132SEQ | Logan | ≤70m² GFA · within 20m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 82 | Enoggera Reservoir4520SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 83 | Middle Ridge4350SEQ | Toowoomba | not in our verified council table — check the local planning scheme | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 84 | Beachmere - Sandstone Point4511SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 85 | Eatons Hill4037SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 86 | Jindalee - Mount Ommaney4074SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 87% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 87 | Sheldon - Mount Cotton4165SEQ | Redland | GFA cap not published · no lot-size rule | — | 86% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 88 | Thornlands4164SEQ | Redland | GFA cap not published · no lot-size rule | — | 86% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 89 | Currumbin Valley - Tallebudgera4228SEQ | Gold Coast | ≤80m² GFA · within 10m of the house · no lot-size rule | — | 86% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 90 | Hillcrest4118SEQ | Logan | ≤70m² GFA · within 20m of the house · no lot-size rule | — | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 91 | Chermside West4032SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 92 | Chapel Hill4069SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 93 | Worongary - Tallai4213SEQ | Gold Coast | ≤80m² GFA · within 10m of the house · no lot-size rule | — | 85% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 94 | Mansfield (Qld)4122SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 95 | Upper Mount Gravatt4122SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 96 | The Hills District4055SEQ | Moreton Bay | GFA cap not published · within 10m of the house · no lot-size rule | — | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 97 | Macgregor (Qld)4109SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 84% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 98 | Middle Park - Jamboree Heights4074SEQ | Brisbane | ≤80m² GFA · within 20m of the house · no lot-size rule | — | 83% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 99 | Nerang - Mount Nathan4211SEQ | Gold Coast | ≤80m² GFA · within 10m of the house · no lot-size rule | — | 83% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
| 100 | Jimboomba - Glenlogan4280SEQ | Logan | ≤70m² GFA · within 20m of the house · no lot-size rule | — | 83% | $235,400 | +$550/wk | 12.2% | 8.2 yrs | Site planner → |
Yield on outlay and payback are the same for every Queensland suburb (state-flat schedule), so the ranking is decided by the eligible-lot share — and only councils whose planning scheme actually defines a lot-size limb can rank on it: Sunshine Coast (600m² minimum), Ipswich (GFA cap banded from 450m²) and, outside SEQ, Cairns (450m²). Brisbane, Logan, Gold Coast, Moreton Bay, Redland and Townsville set no lot-size rule, so their suburbs show "—" and are not ranked on that column. No default threshold is applied.
| Council | GFA cap | Proximity | Lot-size limb | Suburbs |
|---|---|---|---|---|
| Brisbane | ≤80m² | within 20m of the house | no lot-size rule | 135 |
| Gold Coast | ≤80m² | within 10m of the house | no lot-size rule | 49 |
| Logan | ≤70m² | within 20m of the house | no lot-size rule | 34 |
| Moreton Bay | GFA cap not published | within 10m of the house | no lot-size rule | 31 |
| Sunshine Coast | ≤60m² | within 20m of the house | lot ≥600m² | 27 |
| Townsville | ≤90m² | within 20m of the house | no lot-size rule | 25 |
| Cairns | ≤70m² | — | lot ≥450m² | 21 |
| Ipswich | 60–120m² | — | GFA cap banded from 450m² | 21 |
| Redland | GFA cap not published | — | no lot-size rule | 13 |
"Lots ≥450m²" is the Queensland Development Code MP 1.1 / MP 1.2 split (Queensland Housing Code chapters 1 / 2 from 1 September 2026) — it decides which siting standard applies and is not an eligibility rule. Larger lots simply have more room for the 1.5m side and rear setbacks.
This page ranks suburbs. For one address, run the free siting planner (fences, easements, driveway access, overlay triggers) and model the full cashflow with your own numbers.
Eligibility rule — Victoria's Amendment VC253 (small second dwelling, in force since Dec 2023): a granny flat of up to 60m² needs no planning permit on a lot of at least 300m² in a residential zone, provided no overlay (Heritage, Bushfire Management, flood/inundation, etc.) triggers one. The "Lots ≥300m²" column is the share of non-sliver parcels in the suburb cadastre clearing that minimum — an upper-bound screen that includes non-residential lots, not a per-lot feasibility result.
Sources — median house prices: Valuer-General Victoria (latest Q2 2025); parcel boundaries: Vicmap Property via DEECA open data; build costs, paperwork and granny rents: PremiumRea's 2026 schedule (the same figures our due-diligence reports use — VIC metro 60m²: $170k build ex-GST + 10% GST + $15.4k paperwork ≈ $202k all-in, $520/wk granny rent).
Formulas — net weekly uplift = granny rent − $50/wk main-house rent adjustment (shared land); gross yield on outlay = net uplift × 52 ÷ outlay; yield uplift = net uplift × 52 ÷ (median house price + outlay), in percentage points; payback years = outlay ÷ (net uplift × 52). All figures are modelled estimates — no capital-growth projections anywhere on this page.
Reading the ranking — build cost and granny rent follow a metro / regional-VIC schedule rather than varying suburb by suburb, so payback and yield-on-outlay are class-level figures; the per-suburb differences show up in the yield-uplift column (driven by the median price you are buying into) and the eligible-lot share. Suburbs outside the serviced footprint (80km of Melbourne + Geelong / Ballarat / Latrobe corridors) are flagged — the schedule is an extrapolation there.
Queensland — economics use the QLD column of the same 2026 schedule (60m²: $200k build ex-GST + 10% GST + $15.4k paperwork ≈ $235k all-in, $600/wk rent, no travel fee); parcels are Queensland DCDB lot boundaries via QSpatial open data; each suburb's council is resolved by point-in-polygon against the official local-government-area layer; the council rule is read from that council's own planning scheme (GFA cap, proximity, and — only where the scheme states one — a lot-size limb). "Lots clearing council rule" is the share of non-sliver parcels at or above that limb; councils with no lot-size limb get no share rather than an assumed one. No Queensland median house price is used or estimated, so the combined-asset yield uplift is not shown.
On PremiumRea's 2026 schedule a 60m² unit in metro Melbourne is $170k ex-GST plus 10% GST and about $15.4k of permits and paperwork — roughly $202k all-in. A 30m² unit lands around $134k. Regional VIC (Geelong, Ballarat, Latrobe) adds a builder travel fee.
We model $520/wk for a 60m² unit in metro Melbourne ($350/wk for 30m²), less a $50/wk adjustment on the main house for the shared land — about $470/wk of net uplift, or $24k a year.
Since Amendment VC253 (Dec 2023), a small second dwelling up to 60m² on a lot of 300m² or more in a residential zone needs a building permit but no planning permit — unless an overlay (Heritage, Bushfire Management, flood) applies. Setbacks, easements and site coverage still apply; our free site planner checks a specific lot.
On pure cashflow, cheaper outer-ring suburbs with large lots dominate: the build cost is the same but it lands on a much smaller purchase price, so the yield uplift is 3-4× what it is in blue-chip suburbs like Toorak or Balwyn. Melton, Melton South, Kurunjang and the Cranbourne corridor top our ranking; the table above lets you sort all suburbs yourself.
Yes — 493 Queensland suburbs on PremiumRea's QLD schedule (60m²: about $235k all-in, $600/wk rent, $550/wk net uplift, 8.2-year modelled payback). Two honest differences from Victoria: there is no open-data Queensland median house price, so the combined-asset yield uplift is not shown; and secondary-dwelling rules are set council by council — only Sunshine Coast (600m²), Cairns (450m²) and Ipswich (GFA banded from 450m²) define a lot-size limb, so only their suburbs carry an eligible-lot share. Brisbane's rule, for example, is a GFA cap of 80m² within 20m of the house, with no minimum lot size.
All figures on this page are modelled estimates from suburb-level medians and a standard build schedule — not a quote, valuation, forecast or financial advice. Whether a granny flat can actually be built on a given lot depends on a site assessment (overlays, easements, setbacks, services, access) and council/building approval. Obtain licensed financial, legal and building advice before acting.
Queensland figures are modelled from a single state-wide build schedule and the suburb cadastre. Whether a secondary dwelling can be built on a given lot depends on the council planning scheme, Queensland Housing Code siting standards, overlays, easements, services and access — obtain a site assessment and council advice. No Queensland median price, combined-asset uplift or growth figure is published or estimated here.
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