We build in Sydney, South Coast (Wollongong) & Central Coast NSW

1300 060 651

1-bedroom granny flats in Sydney

A 1-bedroom BlueGum granny flat costs $125,000 to $160,000 for the base build in 2026. We have 2 standard 1-bedroom designs, the Bangor at 39.6 m² and the Bayview at 38.4 m². Both fit a backyard about 12 m wide with 12 m between the house and the rear boundary, which is less room than any of our 2-bedroom designs need.

Builder Licence 247388C

HIA member

HIA GreenSmart

In-house approvals, not outsourced

NSW Fair Trading

The price is the building: slab to final clean, with the kitchen, bathroom and flooring in. What your block adds is priced after we have walked it. Plans and approvals, council fees and non-standard site works usually come to $14,000 to $39,000 on a Sydney block, and the cost guide breaks that down.

Our 1-bedroom designs

Bangor

Floor area

39.60 m² Floor area

Rooms 1 Bedroom, 1 Bathroom

Minimum backyard

12 m – minimum BLOCK width

wide,

12 m – GRANNY FLAT SIZE

to the rear boundary

Bayview

Floor area

38.40 m² Floor area

Rooms 1 Bedroom, 1 Bathroom

Minimum backyard

12 m – minimum BLOCK width

wide,

12 m – GRANNY FLAT SIZE

to the rear boundary

The Bangor was drawn with an older occupant in mind. The bedroom and bathroom are both generous and easy to move around in, and the kitchen has real bench space, with a small breakfast bar on the return.

The Bayview gives more of its floor to living. It is the smaller of the 2 on paper, but the big bedroom and open living area make it feel larger than it measures.

Both can be changed to suit your block, and both come in cladding, brick or a rendered finish.

Who builds a 1-bedroom

Mostly investors. All 8 of the 1-bedroom granny flats on our projects page were built to rent: in Bankstown, Berowra Heights, Ermington, Glenfield, Killarney Heights, Panania and Penshurst. A 1-bedroom suits a single tenant or a couple, and it keeps more of the backyard for the main house.

The other reason is family. A parent moving in close by often needs one good bedroom, a bathroom they can manage and a kitchen they will use, rather than a spare room to clean.

White granny flat with a covered side verandah and timber chairs

Is a 1-bedroom much cheaper than a 2-bedroom?

Less than most people expect. Our 1-bedroom range starts at $125,000 and our 2-bedroom range at $134,990. That is $9,990 for roughly 20 m² more floor, because the kitchen, bathroom and service connections cost much the same in both. The second bedroom mostly adds floor, walls and roof.

So choose a 1-bedroom because it fits your backyard or your tenant, not to save money. If the block takes a 2-bedroom and you are building to rent, price both. 1, 2 or 3 bedrooms compared sets them side by side.

1-bedroom granny flat with a blue front door on a lawn

Studio or 1-bedroom?

A studio is smaller again, about 36 m², and our studio range is $118,990 to $140,000. There is no studio among our 16 standard designs, so if your block is tight, raise it at the site assessment.

What your block needs

The design sets the backyard you need. The state rules set whether you can build at all: in most cases a lot of at least 450 m², 12 m wide at the building line, with setbacks that grow as the lot gets bigger. Our NSW granny flat rules guide has every number.

Frequently asked questions

How much does a 1-bedroom granny flat cost in Sydney?

$125,000 to $160,000 for the base build with BlueGum in 2026. Allow $14,000 to $39,000 on top for plans and approvals, council fees and non-standard site works. We confirm that part in writing after a site inspection.

How big is a 1-bedroom granny flat?

Our 2 designs are 38.4 m² and 39.6 m². The NSW limit on most blocks is 60 m², so a 1-bedroom sits well under it.

Can I rent out a 1-bedroom granny flat?

Yes. Every 1-bedroom on our projects page was built as a rental. Our guide to renting out your granny flat covers what landlords need to get right.

Can you change the layout?

Yes. Both designs are a starting point. Walls, windows and the kitchen can move to suit your block and how the flat will be used.

Get the price for your block

Check whether your block qualifies, or call BlueGum on 1300 060 651 to book a site assessment. You get a fixed price, with what is included listed line by line.

Check My Property Eligibility

Or call our team on 1300 060 651

Building granny flats since

Since 2012

Builder licence

247388C, verifiable through NSW Fair Trading

Industry body

Housing Industry Association member

MBA NSW Excellence in Housing Awards

Winner 2021, Winner 2023, Finalist 2020

Completed granny flats documented on this site

70+

Approvals

CDC and DA, both managed in-house

Pricing

Fixed price after a site assessment, 2-bedroom from $134,990

Building granny flats since

Since 2012

Builder licence

247388C, verifiable through NSW Fair Trading

Industry body

Housing Industry Association member

MBA NSW Excellence in Housing Awards

Winner 2021, Winner 2023, Finalist 2020

Completed granny flats documented on this site

70+

Approvals

CDC and DA, both managed in-house

Pricing

Fixed price after a site assessment, 2-bedroom from $134,990

1300 060 651

1/123 Fairford Rd, Padstow NSW 2211

Disclaimer

Designed & Developed by

BlueGum Granny Flats is a licensed NSW builder, licence number 247388C, and a member of the Housing Industry Association. Setback, frontage and landscaping figures are drawn from the State Environmental Planning Policy (Housing) 2021 as in force in August 2026 and are general information, not planning advice. Other planning instruments applying to your land can vary them. Confirm the requirements for your block with a certifier or your council. Cost ranges are drawn from published 2026 Sydney market guides and are not a quote.

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