An 80 m2 small second dwelling in Victoria fits a genuine two bedroom home: two bedrooms, a separate living and kitchen area, a full bathroom, a laundry space and storage. The 80 m2 is measured from the outside of the walls, and attached decks and verandahs are not counted, so outdoor living can sit on top of the 80 m2.*
How the 80 m2 is measured
- From the outside surface of the external walls, or the centre of a shared wall.
- Not counted: attached decks, terraces, patios, balconies, pergolas, verandahs and gazebos.
- It must be self-contained: a kitchen sink and food preparation area, a bath or shower, a toilet and a wash basin.
Typical layouts at 80 m2
- Two bedroom, one bathroom: the most common choice, for a parent, an adult child or a tenant.
- One bedroom plus study: more living space for one or two people, or a home office.
- Two bedroom with an accessible bathroom: wider doors and a step-free shower for ageing in place.
As a modular home, the 80 m2 is split into modules sized for the truck and the crane, and the layout is drawn to that module grid.
The rules that still decide where it goes
- Behind the front wall: the second home must be set back behind the front wall of the existing house facing the street (regulation 74A).
- Private open space: it needs its own private open space (regulation 86A).
- Siting standards: side and rear setbacks, site coverage, permeability, overlooking and overshadowing still apply, and from 27 October 2026 the Building Regulations call up the Clause 54 standards for these.
- Overlays and lot size: bushfire, flood, heritage and other overlays, and smaller lots, can still require a planning permit.
- Building permit: always required. No reticulated gas connection.
Where a design does not meet the front wall setback or the private open space rule, the council’s report and consent is needed. The separate access path rule was removed in October 2026: see the access path change.
Check your block first
Step 1 of our Domestic Program checks the block, the planning position, access for the truck and crane, and cost, so you know whether an 80 m2 home fits before you pay for drawings. In Victoria, design, building permit documentation and construction for a home are contracted by our sister company DST Project Management and Construction Pty Ltd, registered domestic builder CDB-U 72187. You can also build with your own registered builder using our bill of quantities. Regional guides: granny flats Bendigo | granny flats Geelong.
Frequently asked questions
How many bedrooms fit in an 80 m2 granny flat?
Usually two bedrooms with a separate living and kitchen area and one bathroom. A one bedroom plus study layout is another common choice.
Do decks and verandahs count towards the 80 m2?
No. Attached decks, terraces, patios, balconies, pergolas, verandahs and gazebos are not counted in the small second dwelling floor area.
Where can the second home go on my block?
Behind the front wall of the existing house facing the street, with its own private open space, and within the siting standards for setbacks and site coverage. Your building surveyor confirms for your design.
Sources
- Victoria Planning Provisions Amendment VC306, Explanatory Report and Clause 73.03, gazetted and in force 15 October 2026 (Department of Transport and Planning).
- Building Amendment (Small Second Dwellings) Regulations 2026, S.R. No. 174/2026, and Building Amendment (Siting and Other Matters) Regulations 2026, S.R. No. 173/2026, both commenced 27 October 2026; Building Regulations 2018, version 032, regulations 5(4), 5(5), 74A and 86A (legislation.vic.gov.au).
This is general information, not legal advice. Your council and building surveyor confirm the rules for your lot.
Send your address and a photo of the site to prebuilt@ecoprestige.com.au. Send your enquiry first so you’re fully informed.
*Rules vary by state and council. Design and building work is carried out by the licensed or registered practitioner your state requires. In Victoria, design, building permit documentation and construction for a home are contracted by our sister company DST Project Management and Construction Pty Ltd, registered domestic builder CDB-U 72187.