Building & Granny Flat Pricing Explained

Pricing for building work in New Zealand isn’t one-size-fits-all — and anyone telling you otherwise is usually leaving things out.

At Wai Build, we focus on clear pricing principles, realistic ranges, and transparency around what affects cost. This helps clients make informed decisions early and avoids surprises later.

This page explains how pricing works, what affects cost, and what you can realistically expect.

How Our Pricing Works

Every project is priced based on three core factors:

  1. The design
  2. The site
  3. The level of finish

Even with standardised designs, costs can vary significantly depending on conditions. Our pricing process is designed to identify those variables early.

Granny Flat Pricing (Guide Only)

Granny flats are one of the most cost-effective ways to add space or income to a property, but pricing depends on more than just square metres.

Typical pricing ranges (guidance only):

  • Kitset granny flats $130000 ex Gst
    Lower upfront cost, materials and plans supplied.
    Labour and site works excluded.
  • Turnkey granny flats $260000 ex Gst
    Higher upfront cost, everything included from consents to handover.

Final pricing is confirmed after reviewing the site, services, and compliance pathway.

Pricing can vary by region. For local considerations, see our guide to granny flats in the Wairarapa.

What Affects Granny Flat Cost?

Key factors that influence pricing include:

  • Ground conditions and foundation type
  • Distance to water, sewer, and power connections
  • Wind zone and seismic requirements
  • Access to the site (tight sites increase cost)
  • Cladding, roofing, and interior finishes
  • Compliance pathway (standard consent vs MBIE exemption)

Because of these variables, accurate pricing always requires a site-specific review.

Renovation Pricing Explained

Renovations vary more than new builds because they involve existing structures.

Pricing is influenced by:

  • Age and condition of the building
  • Hidden issues (framing, wiring, plumbing)
  • Scope of demolition required
  • Access and working conditions
  • Level of finish and specification

For renovations, we focus on realistic allowances and clear scope definition to reduce variation risk.

Kitset vs Turnkey – Pricing Differences

Kitset pricing

Best suited for:

  • Builders or experienced owners
  • Clients managing their own trades
  • Cost-focused projects

Includes:

  • Materials package
  • Appliances, Fixtures, Kitchen and Flooring
  • Plans and specifications
  • Clear inclusions list

Turnkey pricing

Best suited for:

  • Hands-off clients
  • Fixed timelines
  • Certainty around cost and delivery
  • Busy customers who prefer a professional approach with a single point of contact

Includes:

  • Design
  • Consents (where required)
  • Materials
  • Labour
  • Project management
  • Warranty & 10 Guarentee
  • Final handover with nothing left to do but enjoy

Why We Don’t Publish Fixed Prices

Fixed prices without a site review usually rely on:

  • Heavy exclusions
  • Unrealistic allowances as click bait
  • Future variations to make up any losses

Our approach is to provide honest ranges, then confirm pricing once the site and scope are understood.

This protects both the client and the build.

Pricing and the 2026 MBIE Granny Flat Rules

Under the MBIE 2026 framework, some granny flats up to 70m² may be built without a building consent if all exemption conditions are met.

From a pricing perspective, this can:

  • Reduce approval timeframes
  • Lower some compliance costs
  • Still require professional design and construction

Not all sites qualify, and pricing is always confirmed based on the correct compliance pathway.

What Happens Next?

If you’re considering a project, the next step is simple:

  1. Review the Granny Flats or Design Library
  2. Consider whether a kitset or turnkey approach suits you
  3. Talk through your site and requirements with us – Contact Us

This allows us to confirm whether your project is suitable and provide accurate next-step guidance.

Important Note

Pricing information on this page is provided as general guidance only.
Final pricing is confirmed after site assessment, design confirmation, and compliance review.

Ready to Explore Options?

👉 View Granny Flat Designs (Free Access)
👉 Learn About Granny Flats in New Zealand