Granny Flat Guide Queensland: Rules, Costs & Investment Returns (2026)

Key takeaways

QLD has no state-wide complying-development pathway for secondary dwellings; most projects are code assessable through the local council (typically 25 to 30 business days).
Brisbane City Council allows up to 80m² secondary dwellings in eligible zones; minimum lot sizes are 600m² detached / 450m² attached.
QLD vacancy rates have been below 1% in Brisbane, Gold Coast and Sunshine Coast for years, supporting strong rents.
Build costs sit between $100K (basic) and $260K+ (full 80m²). Typical Brisbane rents of $380 to $550/week deliver gross yields around 12 to 15%.
Both Gold Coast and Sunshine Coast councils permit secondary dwellings in residential zones with their own planning schemes.
QLD secondary dwellings can't be subdivided or strata titled separately, they sell with the main lot.

Verify with your local council

Secondary dwelling rules in Queensland vary by council. Brisbane City Council's rules differ from Sunshine Coast, Gold Coast, and other LGAs. Always check with your local council before committing.

Secondary dwellings in Queensland

In Queensland, granny flats are referred to as secondary dwellings (or sometimes "auxiliary units" under older planning schemes). They must be:

Located on the same lot as the primary dwelling
Subordinate to the primary dwelling in size and function
Self-contained (separate entrance, kitchen, bathroom, living area)
Maximum 80m² floor area in Brisbane (varies by council)

Unlike NSW, Queensland has no state-wide complying-development pathway for secondary dwellings. Most projects require a Development Application through the local council, often as code assessable development (less formal than a full DA but still council-assessed).

Brisbane City Council rules

Brisbane City Council is the largest local government in Australia and has its own planning scheme for secondary dwellings:

Zoning: Allowed in Low-Medium Density Residential and some other zones; not permitted everywhere, check the Brisbane City Plan.
Lot size, detached: Minimum 600m²
Lot size, attached: Minimum 450m²
Maximum size: 80m² gross floor area
Separate entry: Required, distinct from the primary dwelling
Cannot be subdivided: No separate lot or strata title

BCC has made significant changes in recent years to support housing supply. Check the Brisbane City Plan 2014 (and amendments) for the current position.

Size and design requirements

General QLD secondary dwelling rules (vary by council):

Maximum size: 80m² (Brisbane), check your council for its specific cap
Height: Generally 2 storeys or 8.5m
Setbacks: Generally 1.5m from side boundaries, 3m+ from rear (varies by zone and lot size)
Car parking: An additional car space may be required
Outdoor area: Minimum private open space typically required

Engage a draftsperson or architect familiar with your council's requirements before preparing DA documents.

Development application process

Most QLD secondary dwellings are processed as code assessable development, assessed against a checklist of planning standards. If your proposal complies, it should be approved.

Confirm zoning and applicable planning codes for your site
Prepare plans and application documents
Lodge the DA via the council's online portal
Council assessment, typically 25 to 30 business days for code assessable
Receive approval (may include conditions)
Obtain building approval before commencing construction

If your proposal needs impact assessment (departs from code), the process takes longer and includes public notification.

Building costs in Queensland

Construction costs in QLD are broadly similar to NSW and VIC, often lower in outer Brisbane and regional areas:

Type	Estimated cost
1-bed basic (40 to 50m²)	$100,000 to $150,000
2-bed mid-range (55 to 70m²)	$150,000 to $200,000
2-bed premium / full 80m²	$200,000 to $260,000+

Additional QLD costs:

DA fees: $500 to $3,000 depending on council and complexity
Building approval: $1,500 to $4,000
Site preparation (Brisbane slopes): $5,000 to $25,000+
Utility connections: $5,000 to $15,000

Rental market and returns

Queensland's rental market has been extremely tight since 2022, with vacancy rates in Brisbane, Gold Coast and Sunshine Coast all below 1% for years. Rents have risen sharply, making secondary dwellings highly attractive for investors.

Brisbane inner/middle ring: $380 to $550/week for a 1 to 2 bed dwelling
Brisbane outer suburbs: $300 to $420/week
Gold Coast: $380 to $550/week (premium near the beach)
Sunshine Coast: $350 to $500/week
Regional QLD (Toowoomba, Cairns): $250 to $380/week

~14.6%

Gross yield on construction cost: $420/week rent on a $150,000 build.

Brisbane outer-middle ring, before management and rates

Even accounting for management costs and rates, that's a compelling return. The strong QLD rental market continues to support granny flat investment in 2026.

Gold Coast and Sunshine Coast

Both Gold Coast City Council and Sunshine Coast Council allow secondary dwellings in appropriate zones, with their own planning schemes:

Gold Coast: Secondary dwellings permitted in Low Density Residential zones; max size typically 70 to 80m². Check the Gold Coast City Plan for current standards.
Sunshine Coast: Permitted in residential zones with lot sizes typically above 450m². The Sunshine Coast Planning Scheme 2014 sets the specifics.

Both regions have strong rental demand and rent growth, making secondary dwellings an attractive investment in these markets.

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Common questions

What's the maximum size for a granny flat in Brisbane?

80m² gross floor area in BCC. Other QLD councils may have different caps, check your council's planning scheme. Verandahs and external storage typically don't count toward the cap, but confirm with your draftsperson.

Do I need a DA for a secondary dwelling in Queensland?

Most QLD secondary dwellings are code assessable, meaning they're assessed against a checklist of planning standards rather than discretionary merit. If your proposal complies with the code, it should be approved within 25 to 30 business days. If you depart from the code, impact assessment applies and includes public notification.

What's the minimum lot size for a granny flat in Brisbane?

600m² for a detached secondary dwelling, 450m² for an attached one. Other QLD councils set their own minimums, often in the 400m² to 600m² range.

Can I sell the granny flat separately in QLD?

No. QLD secondary dwellings can't be subdivided into separate lots or strata titled. They form part of the same lot as the primary dwelling and sell with it.

How tight is the Queensland rental market really?

Vacancy rates in Brisbane, Gold Coast and Sunshine Coast have been under 1% for years, with rents up substantially since 2022. The supply imbalance has made well-located secondary dwellings extremely lettable, often at premium rents.

Are Gold Coast and Sunshine Coast rules different from Brisbane?

Yes. Each LGA has its own planning scheme. Gold Coast permits secondary dwellings in Low Density Residential zones with caps typically 70 to 80m². Sunshine Coast allows them in residential zones with minimum lot sizes typically above 450m². Always check the specific council's planning scheme.