Granny Flat & Subdivision Yield Calculator Australia | QLD SEQ Property Investor Spreadshe
Will a granny flat or subdivision actually make you money - or quietly cost you? Find out in minutes, before you commit a cent.Most "property calculators" give you generic numbers. This one is built for the two highest-yield plays in South-East Queensland - adding a granny flat (secondary dwelling) or subdividing - using REAL local build costs, rents, and council rules, by a licensed QLD agent.WHAT YOU GETThe Yield Calculator (Excel) - two live calculators:- Granny Flat: total build cost to new rent, gross & net yield, value uplift, equity position (it honestly flags overcapitalisation), payback, and a council size check.- Subdivision: full SEQ cost stack (planning, surveyor, headworks, civil works) to gross profit, profit margin, return on cash.Edit the gold cells; everything recalculates instantly.The SEQ Yield Playbook (PDF) - the step-by-step companion: how to spot a suitable site, the current QLD rules (rent-to-anyone secondary dwellings, council GFA caps, the Gold Coast charge change), the subdivision process and timeframes, and the red flags that sink deals.Editable council reference - Gold Coast, Brisbane, Logan, Moreton Bay, Ipswich, Sunshine Coast - GFA caps, lot sizes, infrastructure charges.WHO IT'S FORAustralian property investors (especially QLD/SEQ), buyers' agents, and anyone weighing a dual-occupancy, granny-flat, or subdivision play.WHY IT'S DIFFERENTBuilt on sourced 2025-26 SEQ figures and real council rules - not a generic template. The calculator tells you the truth, including when a deal does not stack up.INSTANT DOWNLOAD - Excel (.xlsx) + PDF. Works in Excel, Numbers, and Google Sheets.General information only - not planning, legal, financial or taxation advice. Figures are estimates; always verify with the relevant council and a registered town planner/surveyor before acting.
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