The backyard investment Brisbane can finally make
Since September 2022 you can rent a Queensland granny flat to anyone. Here are the realistic numbers - rents, yields, costs and risks - without the property-seminar gloss.
The rule change that changed everything
Before 26 September 2022, a Queensland secondary dwelling could generally only house members of the same household as the main home. The Queensland Government amended the Planning Regulation to remove that restriction: secondary dwellings can now be rented to anyone, as a genuine standalone tenancy.
For Brisbane homeowners the implication is simple: land you already own can now produce income that used to require buying an entire investment property.
Realistic Brisbane rents (2026)
| Type | Indicative weekly rent | Indicative annual gross |
|---|---|---|
| Studio (approx 45 m²) | $350 - $470 | $18,200 - $24,400 |
| 1 bedroom (approx 60 m²) | $400 - $550 | $20,800 - $28,600 |
| 2 bedroom (approx 70 m²) | $500 - $650 | $26,000 - $33,800 |
Indicative ranges only, varying by suburb, condition, parking and privacy. Vacancy, management fees and expenses are not deducted. Check live listings in your suburb for real comparables.
Honest yield maths
Take a one bedroom build at $170,000 all-in, renting at $480/week:
- Gross income: about $24,960/year, a gross yield of roughly 14.7% on build cost
- Allow 2 to 4 weeks vacancy, landlord insurance, maintenance, extra rates and water, and property management if you use it
- Net position for most owners: meaningfully lower than gross, but typically still strong compared with buying a standalone investment property - because the land is already yours
Your obligations as a granny flat landlord
- Written tenancy agreement and bond lodged with the RTA (Queensland's Residential Tenancies Authority)
- Compliance with Queensland minimum housing standards, and interconnected smoke alarms to current QLD requirements
- Landlord insurance, and telling your home insurer about the second dwelling
- Declaring rental income to the ATO; ask your accountant about deductions, depreciation and any capital gains implications
- Fair utilities arrangements - separate or sub-metering makes this clean
Design choices that protect the rent
Tenants pay for privacy and independence, not just floor area. The features that consistently justify top-of-range rent in Brisbane: a private entry that does not pass the main house's windows, screening or fencing between the two homes, a dedicated parking space, own outdoor area (even a small deck), split-system air conditioning, and separate metering. All are cheap at build time and expensive later.
See the designs or read the cost guide to put numbers next to the plan.