409 个维州城区的 granny flat（副住宅）回报排行：建造总投入、每周净租金增量、投入收益率、回本年限，以及地块面积达到 300m² small second dwelling 门槛的占比。数据来自 Valuer-General 房价中位数、Vicmap 地块边界与 PremiumRea 2026 建造价目表 — 墨尔本买家中介出品。
| # | 模拟 | ||||||||
|---|---|---|---|---|---|---|---|---|---|
| 1 | Melton3337 | $510K | 81% | $202,400 | +$470/周 | 12.1% | +3.43pp | 8.3 年 | 去模拟 → |
| 2 | Yea3717 | $525K | 96% | $202,400 | +$470/周 | 12.1% | +3.36pp | 8.3 年 | 去模拟 → |
| 3 | Melton South3338 | $526K | 85% | $202,400 | +$470/周 | 12.1% | +3.36pp | 8.3 年 | 去模拟 → |
| 4 | Kurunjang3337 | $551K | 89% | $202,400 | +$470/周 | 12.1% | +3.24pp | 8.3 年 | 去模拟 → |
| 5 | Melton West3337 | $564K | 91% | $202,400 | +$470/周 | 12.1% | +3.19pp | 8.3 年 | 去模拟 → |
| 6 | Kilmore3764 | $590K | 94% | $202,400 | +$470/周 | 12.1% | +3.08pp | 8.3 年 | 去模拟 → |
| 7 | Brookfield3338 | $590K | 91% | $202,400 | +$470/周 | 12.1% | +3.08pp | 8.3 年 | 去模拟 → |
| 8 | Wyndham Vale3024 | $590K | 80% | $202,400 | +$470/周 | 12.1% | +3.08pp | 8.3 年 | 去模拟 → |
| 9 | Cobblebank3338 | $603K | 76% | $202,400 | +$470/周 | 12.1% | +3.04pp | 8.3 年 | 去模拟 → |
| 10 | Cobblebank - Strathtulloh3338 | $603K | 76% | $202,400 | +$470/周 | 12.1% | +3.04pp | 8.3 年 | 去模拟 → |
| 11 | Laverton3026 | $605K | 74% | $202,400 | +$470/周 | 12.1% | +3.03pp | 8.3 年 | 去模拟 → |
| 12 | Bacchus Marsh3340 | $617K | 92% | $202,400 | +$470/周 | 12.1% | +2.98pp | 8.3 年 | 去模拟 → |
| 13 | Rockbank3024 | $621K | 78% | $202,400 | +$470/周 | 12.1% | +2.97pp | 8.3 年 | 去模拟 → |
| 14 | Broadmeadows3047 | $620K | 68% | $202,400 | +$470/周 | 12.1% | +2.97pp | 8.3 年 | 去模拟 → |
| 15 | Doveton3177 | $630K | 69% | $202,400 | +$470/周 | 12.1% | +2.94pp | 8.3 年 | 去模拟 → |
| 16 | Wallan3658 | $640K | 87% | $202,400 | +$470/周 | 12.1% | +2.90pp | 8.3 年 | 去模拟 → |
| 17 | Werribee3030 | $641K | 83% | $202,400 | +$470/周 | 12.1% | +2.90pp | 8.3 年 | 去模拟 → |
| 18 | Manor Lakes | $650K | 82% | $202,400 | +$470/周 | 12.1% | +2.87pp | 8.3 年 | 去模拟 → |
| 19 | Kings Park3021 | $653K | 91% | $202,400 | +$470/周 | 12.1% | +2.86pp | 8.3 年 | 去模拟 → |
| 20 | Hoppers Crossing3029 | $660K | 86% | $202,400 | +$470/周 | 12.1% | +2.83pp | 8.3 年 | 去模拟 → |
| 21 | Tarneit3029 | $665K | 83% | $202,400 | +$470/周 | 12.1% | +2.82pp | 8.3 年 | 去模拟 → |
| 22 | Meadow Heights3048 | $670K | 85% | $202,400 | +$470/周 | 12.1% | +2.80pp | 8.3 年 | 去模拟 → |
| 23 | Truganina3029 | $671K | 79% | $202,400 | +$470/周 | 12.1% | +2.80pp | 8.3 年 | 去模拟 → |
| 24 | Frankston North3199 | $670K | 76% | $202,400 | +$470/周 | 12.1% | +2.80pp | 8.3 年 | 去模拟 → |
| 25 | Hampton Park3976 | $675K | 85% | $202,400 | +$470/周 | 12.1% | +2.79pp | 8.3 年 | 去模拟 → |
| 26 | Diggers Rest3427 | $675K | 84% | $202,400 | +$470/周 | 12.1% | +2.79pp | 8.3 年 | 去模拟 → |
| 27 | Sunbury3429 | $675K | 83% | $202,400 | +$470/周 | 12.1% | +2.79pp | 8.3 年 | 去模拟 → |
| 28 | Deer Park3023 | $680K | 87% | $202,400 | +$470/周 | 12.1% | +2.77pp | 8.3 年 | 去模拟 → |
| 29 | St Albans3021 | $680K | 77% | $202,400 | +$470/周 | 12.1% | +2.77pp | 8.3 年 | 去模拟 → |
| 30 | Campbellfield3061 | $679K | 77% | $202,400 | +$470/周 | 12.1% | +2.77pp | 8.3 年 | 去模拟 → |
| 31 | Campbellfield - Coolaroo3061 | $679K | 77% | $202,400 | +$470/周 | 12.1% | +2.77pp | 8.3 年 | 去模拟 → |
| 32 | Roxburgh Park3064 | $683K | 87% | $202,400 | +$470/周 | 12.1% | +2.76pp | 8.3 年 | 去模拟 → |
| 33 | Delahey3037 | $689K | 89% | $202,400 | +$470/周 | 12.1% | +2.74pp | 8.3 年 | 去模拟 → |
| 34 | Pakenham3810 | $690K | 81% | $202,400 | +$470/周 | 12.1% | +2.74pp | 8.3 年 | 去模拟 → |
| 35 | Koo Wee Rup3984 | $695K | 84% | $202,400 | +$470/周 | 12.1% | +2.72pp | 8.3 年 | 去模拟 → |
| 36 | Fraser Rise3335 | $695K | 78% | $202,400 | +$470/周 | 12.1% | +2.72pp | 8.3 年 | 去模拟 → |
| 37 | Macedon3440 | $700K | 94% | $202,400 | +$470/周 | 12.1% | +2.71pp | 8.3 年 | 去模拟 → |
| 38 | Cranbourne West3977 | $700K | 79% | $202,400 | +$470/周 | 12.1% | +2.71pp | 8.3 年 | 去模拟 → |
| 39 | Cranbourne South3977 | $700K | 78% | $202,400 | +$470/周 | 12.1% | +2.71pp | 8.3 年 | 去模拟 → |
| 40 | Craigieburn3064 | $700K | 76% | $202,400 | +$470/周 | 12.1% | +2.71pp | 8.3 年 | 去模拟 → |
| 41 | Mickleham3064 | $700K | 74% | $202,400 | +$470/周 | 12.1% | +2.71pp | 8.3 年 | 去模拟 → |
| 42 | Bannockburn3331 | $707K | 98% | $202,400 | +$470/周 | 12.1% | +2.69pp | 8.3 年 | 去模拟 → |
| 43 | Romsey3434 | $705K | 91% | $202,400 | +$470/周 | 12.1% | +2.69pp | 8.3 年 | 去模拟 → |
| 44 | Eynesbury3338 | $705K | 85% | $202,400 | +$470/周 | 12.1% | +2.69pp | 8.3 年 | 去模拟 → |
| 45 | Wollert3750 | $705K | 72% | $202,400 | +$470/周 | 12.1% | +2.69pp | 8.3 年 | 去模拟 → |
| 46 | Cranbourne3977 | $714K | 79% | $202,400 | +$470/周 | 12.1% | +2.67pp | 8.3 年 | 去模拟 → |
| 47 | Sunshine West3020 | $713K | 72% | $202,400 | +$470/周 | 12.1% | +2.67pp | 8.3 年 | 去模拟 → |
| 48 | Riddells Creek3431 | $720K | 94% | $202,400 | +$470/周 | 12.1% | +2.65pp | 8.3 年 | 去模拟 → |
| 49 | Hastings3918 | $725K | 87% | $202,400 | +$470/周 | 12.1% | +2.64pp | 8.3 年 | 去模拟 → |
| 50 | Mernda3754 | $725K | 86% | $202,400 | +$470/周 | 12.1% | +2.64pp | 8.3 年 | 去模拟 → |
| 51 | Epping3076 | $723K | 79% | $202,400 | +$470/周 | 12.1% | +2.64pp | 8.3 年 | 去模拟 → |
| 52 | Cranbourne East3977 | $730K | 81% | $202,400 | +$470/周 | 12.1% | +2.62pp | 8.3 年 | 去模拟 → |
| 53 | Altona Meadows3028 | $730K | 79% | $202,400 | +$470/周 | 12.1% | +2.62pp | 8.3 年 | 去模拟 → |
| 54 | Whittlesea3757 | $735K | 81% | $202,400 | +$470/周 | 12.1% | +2.61pp | 8.3 年 | 去模拟 → |
| 55 | Clyde North3978 | $736K | 78% | $202,400 | +$470/周 | 12.1% | +2.61pp | 8.3 年 | 去模拟 → |
| 56 | Lalor3075 | $738K | 80% | $202,400 | +$470/周 | 12.1% | +2.60pp | 8.3 年 | 去模拟 → |
| 57 | Hallam3803 | $740K | 78% | $202,400 | +$470/周 | 12.1% | +2.59pp | 8.3 年 | 去模拟 → |
| 58 | Ardeer3020 | $742K | 73% | $202,400 | +$470/周 | 12.1% | +2.59pp | 8.3 年 | 去模拟 → |
| 59 | Ardeer - Albion3020 | $742K | 73% | $202,400 | +$470/周 | 12.1% | +2.59pp | 8.3 年 | 去模拟 → |
| 60 | Braybrook3019 | $743K | 64% | $202,400 | +$470/周 | 12.1% | +2.59pp | 8.3 年 | 去模拟 → |
| 61 | Seabrook3028 | $745K | 89% | $202,400 | +$470/周 | 12.1% | +2.58pp | 8.3 年 | 去模拟 → |
| 62 | Caroline Springs3023 | $750K | 88% | $202,400 | +$470/周 | 12.1% | +2.57pp | 8.3 年 | 去模拟 → |
| 63 | Heidelberg West3081 | $750K | 64% | $202,400 | +$470/周 | 12.1% | +2.57pp | 8.3 年 | 去模拟 → |
| 64 | Doreen3754 | $753K | 91% | $202,400 | +$470/周 | 12.1% | +2.56pp | 8.3 年 | 去模拟 → |
| 65 | Sydenham3037 | $751K | 81% | $202,400 | +$470/周 | 12.1% | +2.56pp | 8.3 年 | 去模拟 → |
| 66 | Gladstone Park3049 | $752K | 73% | $202,400 | +$470/周 | 12.1% | +2.56pp | 8.3 年 | 去模拟 → |
| 67 | Rosebud3939 | $756K | 83% | $202,400 | +$470/周 | 12.1% | +2.55pp | 8.3 年 | 去模拟 → |
| 68 | Sunshine North3020 | $755K | 78% | $202,400 | +$470/周 | 12.1% | +2.55pp | 8.3 年 | 去模拟 → |
| 69 | Thomastown3074 | $755K | 78% | $202,400 | +$470/周 | 12.1% | +2.55pp | 8.3 年 | 去模拟 → |
| 70 | Dandenong3175 | $755K | 74% | $202,400 | +$470/周 | 12.1% | +2.55pp | 8.3 年 | 去模拟 → |
| 71 | Belgrave3160 | $760K | 95% | $202,400 | +$470/周 | 12.1% | +2.54pp | 8.3 年 | 去模拟 → |
| 72 | Belgrave - Selby3160 | $760K | 95% | $202,400 | +$470/周 | 12.1% | +2.54pp | 8.3 年 | 去模拟 → |
| 73 | Cranbourne North3977 | $771K | 90% | $202,400 | +$470/周 | 12.1% | +2.51pp | 8.3 年 | 去模拟 → |
| 74 | Carrum Downs3201 | $775K | 80% | $202,400 | +$470/周 | 12.1% | +2.50pp | 8.3 年 | 去模拟 → |
| 75 | Kinglake3763 | $780K | 98% | $202,400 | +$470/周 | 12.1% | +2.49pp | 8.3 年 | 去模拟 → |
| 76 | Burnside Heights3023 | $780K | 89% | $202,400 | +$470/周 | 12.1% | +2.49pp | 8.3 年 | 去模拟 → |
| 77 | Healesville3777 | $793K | 92% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 78 | Bunyip3813 | $792K | 91% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 79 | Bunyip3814 | $792K | 91% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 80 | Bunyip - Garfield3814 | $792K | 91% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 81 | Somerville3912 | $790K | 89% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 82 | Narre Warren3805 | $790K | 86% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 83 | Dandenong North3175 | $790K | 83% | $202,400 | +$470/周 | 12.1% | +2.46pp | 8.3 年 | 去模拟 → |
| 84 | Monbulk3782 | $795K | 98% | $202,400 | +$470/周 | 12.1% | +2.45pp | 8.3 年 | 去模拟 → |
| 85 | Kyneton3444 | $797K | 96% | $202,400 | +$470/周 | 12.1% | +2.45pp | 8.3 年 | 去模拟 → |
| 86 | Endeavour Hills3802 | $795K | 81% | $202,400 | +$470/周 | 12.1% | +2.45pp | 8.3 年 | 去模拟 → |
| 87 | Point Cook3030 | $800K | 89% | $202,400 | +$470/周 | 12.1% | +2.44pp | 8.3 年 | 去模拟 → |
| 88 | Burnside3023 | $798K | 89% | $202,400 | +$470/周 | 12.1% | +2.44pp | 8.3 年 | 去模拟 → |
| 89 | Tullamarine3043 | $800K | 73% | $202,400 | +$470/周 | 12.1% | +2.44pp | 8.3 年 | 去模拟 → |
| 90 | Fawkner3060 | $801K | 70% | $202,400 | +$470/周 | 12.1% | +2.44pp | 8.3 年 | 去模拟 → |
| 91 | South Morang3752 | $805K | 83% | $202,400 | +$470/周 | 12.1% | +2.43pp | 8.3 年 | 去模拟 → |
| 92 | Derrimut3026 | $807K | 84% | $202,400 | +$470/周 | 12.1% | +2.42pp | 8.3 年 | 去模拟 → |
| 93 | Noble Park North3174 | $807K | 70% | $202,400 | +$470/周 | 12.1% | +2.42pp | 8.3 年 | 去模拟 → |
| 94 | Frankston3199 | $810K | 77% | $202,400 | +$470/周 | 12.1% | +2.41pp | 8.3 年 | 去模拟 → |
| 95 | Skye3977 | $817K | 82% | $202,400 | +$470/周 | 12.1% | +2.40pp | 8.3 年 | 去模拟 → |
| 96 | Hadfield3046 | $816K | 56% | $202,400 | +$470/周 | 12.1% | +2.40pp | 8.3 年 | 去模拟 → |
| 97 | Narre Warren South3805 | $820K | 87% | $202,400 | +$470/周 | 12.1% | +2.39pp | 8.3 年 | 去模拟 → |
| 98 | Noble Park3174 | $820K | 66% | $202,400 | +$470/周 | 12.1% | +2.39pp | 8.3 年 | 去模拟 → |
| 99 | Sunshine3020 | $823K | 72% | $202,400 | +$470/周 | 12.1% | +2.38pp | 8.3 年 | 去模拟 → |
| 100 | Glenroy3046 | $825K | 55% | $202,400 | +$470/周 | 12.1% | +2.38pp | 8.3 年 | 去模拟 → |
本页是城区级排行。针对单个地址，请用免费选址工具核查围栏、easement（地役权）、车道通道与覆盖区触发情况，并用你自己的数字完整模拟现金流。
合规规则 — 维州 Amendment VC253（small second dwelling，2023 年 12 月生效）：在住宅用地上，地块面积不低于 300m² 时，加建不超过 60m² 的 granny flat（副住宅）无需 planning permit（规划许可），除非触发 Heritage Overlay（遗产保护）、Bushfire Management Overlay（山火管理）、洪水等覆盖区要求。「≥300m² 地块占比」= 该城区地籍中面积达标的非碎片地块比例 — 属于上限筛查（含非住宅地块），不代表逐块可行性结论。
数据来源 — 房价中位数：Valuer-General Victoria（最新 Q2 2025）；地块边界：Vicmap Property（DEECA 开放数据）；建造成本、文书费与 granny flat 租金：PremiumRea 2026 价目表（与我们尽调报告同一套数字 — 维州都会区 60m²：建造 $170k（不含 GST）+ 10% GST + 文书费 $15.4k ≈ 总投入 $202k，租金 $520/周）。
计算公式 — 每周净租金增量 = granny flat 租金 − 主屋租金调整 $50/周（共用土地）；投入收益率 = 净增量 × 52 ÷ 总投入；收益率提升 = 净增量 × 52 ÷（房价中位数 + 总投入），以百分点计；回本年限 = 总投入 ÷（净增量 × 52）。本页所有数字均为模型估算 — 全页不含任何资本增值预测。
如何读这份排行 — 建造成本与 granny flat 租金按「都会区 / 维州 regional」两档价目表取值，不逐城区浮动，因此回本年限与投入收益率是档位级数字；城区之间的差异体现在「收益率提升」（取决于你买入的房价中位数）与达标地块占比两列。超出服务范围（墨尔本 80 公里 + Geelong / Ballarat / Latrobe 走廊）的城区会被标注 — 该档价目表在那里仅为外推参考。
按 PremiumRea 2026 价目表，墨尔本都会区 60m² 单元建造 $170k（不含 GST）+ 10% GST，另加约 $15.4k 许可与文书费 — 全部投入约 $202k。30m² 单元约 $134k。维州 regional（Geelong、Ballarat、Latrobe）另收施工方差旅费。
我们按都会区 60m² 单元 $520/周（30m² 为 $350/周）建模，再扣除主屋因共用土地的 $50/周租金调整 — 每周净增约 $470，一年约 $24k。
自 Amendment VC253（2023 年 12 月）起，住宅用地上面积 ≥300m² 的地块加建 ≤60m² 的 small second dwelling 只需 building permit（建筑许可）、无需 planning permit — 除非触发 Heritage、Bushfire Management、洪水等覆盖区。退距、easement（地役权）与建筑覆盖率要求仍然适用；我们的免费选址工具可核查具体地块。
从纯现金流看，房价低、地块大的外环城区占绝对优势：建造成本相同，但摊在低得多的买入价上，收益率提升是 Toorak、Balwyn 等蓝筹城区的 3-4 倍。Melton、Melton South、Kurunjang 与 Cranbourne 走廊位居榜首；上方表格支持自行排序。
本页所有数字均基于城区级中位数与标准价目表的模型估算 — 不构成报价、估值、预测或财务建议。具体地块能否加建 granny flat 取决于现场评估（覆盖区、easement、退距、管线、通道）以及 council 与建筑审批。行动前请咨询持牌财务、法律与建筑专业人士。
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