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 → |
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.
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.
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.
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