Can I build a granny flat in Brisbane?
Short answer: under Brisbane City Plan 2014 a granny flat is a secondary dwelling of up to 80 m², located within 20 m of the dwelling house. If it meets the City Plan's acceptable outcomes you can go straight to building approval. If it is bigger than 80 m², more than 20 m from the main house, or misses an acceptable outcome, you must lodge a development application.
Brisbane secondary dwelling rules at a glance
| Maximum size | 80 m², per Brisbane City Plan 2014 and council's granny flat fact sheet |
|---|---|
| Distance from main house | Within 20 m of the dwelling house |
| Planning approval | Not needed if it meets the acceptable outcomes. A development application is needed if it's over 80 m², more than 20 m away, or doesn't meet the acceptable outcomes |
| Site cover (small lots) | City Plan sets maximum total site cover for small lots: 50% for lots of 400 m² or more and 60% for lots of 300 m² or more and under 400 m² |
| Boundary setbacks | Set by the Queensland Development Code for standard-sized lots; City Plan doesn't add its own for those |
| Water authority | Urban Utilities |
| Rent | Since 26 September 2022 a secondary dwelling in Queensland can be rented to anyone, not only family. It needs its building approval and final certificate first, and normal tenancy law applies. |
Proposed changes to know about
Council has proposed Major amendment package L, which changes small-scale housing provisions including secondary dwellings. Council's page describes a limit on the size of secondary dwellings relative to the size of the site and a total site cover of 50%. The package went to public consultation, and council's timeline anticipated adoption in mid to late 2026. Check City Plan online to see whether it has taken effect before you rely on the 80 m² figure for your lot.
Overlays and zones
City Plan applies overlays such as flood, bushfire and character that can change what's allowed. Check your property on council's City Plan online map. A secondary dwelling is for residential zones; a granny flat that isn't in an expected zone may need an application.
Before you design
- Look up your zone and overlays on City Plan online.
- Order your sewer service diagram from Urban Utilities.
- Measure the distance from the dwelling house to your intended position: 20 m is a hard edge.
- Ask council whether package L affects your lot.
Who to ask in Brisbane
- Council: ask the duty planner and use council's City Plan information
- Water authority: Urban Utilities (typically for Brisbane). Order a sewer service diagram early and ask about its build-over-asset process.
- Building certifier and builder: check licences on the QBCC register. See choosing a builder.
Other councils: Gold Coast · Sunshine Coast · Moreton Bay · Logan · Ipswich · Redland · Scenic Rim · Lockyer Valley · Noosa · Toowoomba · Somerset. See the Queensland overview.
Sources
- Brisbane City Council, Secondary dwelling (granny flats).
- Brisbane City Council, Major amendment package L.
- Queensland Government, Changes to secondary dwellings.
General information only, not planning, legal or building advice. Council provisions change, so confirm the current version with council and check the review date above.
Frequently asked questions
How big can a granny flat be in Brisbane?
Brisbane City Plan 2014 allows a secondary dwelling of up to 80 m² and within 20 m of the dwelling house. A development application is needed if it's larger, further away or misses an acceptable outcome. Council has proposed changes (Major amendment package L), so check whether they have taken effect.
Do I need a development application for a granny flat in Brisbane?
Not if the secondary dwelling is 80 m² or less, within 20 m of the main house and meets all the relevant acceptable outcomes. You still need a building approval and plumbing approval.
Can I rent out a granny flat in Brisbane?
Yes. Since 26 September 2022 Queensland has allowed secondary dwellings to be rented to anyone, not only family, provided it has building approval and its final certificate.
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