The Darkinjung
45m² 1-Bedroom Granny Flat
From $165,000 (turnkey, site conditions apply)
Honouring Darkinjung Country
This design is named to honour the Darkinjung people, the Traditional Custodians of the land now known as the Central Coast — from the Hawkesbury River north to Lake Macquarie, west to the Watagan Mountains, and east to the coast. The name Darkinjung means "belonging to the people". For tens of thousands of years, Darkinjung people have cared for this Country — its waterways, forests, and coastal lands — and continue to do so today.
Koori Constructions acknowledges the Darkinjung people as the first builders and caretakers of this land. We are honoured to work on Darkinjung Country, and we commit to building with the same respect for place, connection to community, and long-term thinking that has sustained this Country for millennia.
Director Brad Robinson is a proud Dunghutti and Wiradjuri man, raised on Darkinjung Country.
Design Overview
The Darkinjung is a compact, functional 1-bedroom granny flat designed for singles, couples, or as a home office + guest suite. At 45m², it maximises space efficiency without sacrificing comfort — perfect for properties with limited backyard space or homeowners seeking a cost-effective secondary dwelling.
This design is ideal for:
- Elderly parents seeking independence while staying close to family
- Adult children returning home or saving for their first home
- Rental income to offset mortgage costs (estimated $350–$450/week on the Central Coast)
- Home office + occasional guest accommodation
Floorplan & Inclusions
Layout (45m² internal)
- 1 bedroom (3.0m × 3.2m) with built-in wardrobe
- Open-plan living/kitchen/dining (5.5m × 4.2m)
- Full bathroom (2.4m × 2.2m) with shower, vanity, toilet
- Internal laundry (stacked washer/dryer recess or combined unit)
- Outdoor deck (2.4m × 2.0m) with roof cover
Standard Inclusions
- Structure: Steel frame or timber frame (site-dependent), Colorbond roof, fibre cement or vinyl cladding
- Kitchen: 2.7m laminate benchtop, soft-close cabinetry, stainless steel sink, tiled splashback, allowance for freestanding oven/cooktop
- Bathroom: Full-height tiling to shower, floor-to-ceiling tiles behind vanity, semi-frameless shower screen, chrome tapware, wall-hung vanity
- Flooring: Hybrid vinyl plank throughout (timber-look, 6mm waterproof SPC core)
- Windows: Powder-coated aluminium sliding windows with keyed locks and flyscreens
- Electrical: LED downlights, power points, exhaust fans (bathroom + kitchen), smoke alarms, circuit breaker, separate meter (off main supply)
- Plumbing: Hot water system (instantaneous gas or electric storage), connected to mains water + sewer
- Compliance: NSW complying development pathway, CDC lodgement + certifier inspection included
Optional Upgrades
- Stone benchtops (engineered stone or reconstituted) — +$2,800
- Split-system air conditioning (reverse cycle, 3.5kW) — +$2,200
- Timber-look exterior cladding (Scyon Axon or James Hardie) — +$3,500
- Separate electricity meter + switchboard (full isolation) — +$1,800
- Landscaping + paving around deck — quoted separately
Pricing & What's Included
Base price: $165,000 (turnkey, assuming standard site conditions)
This is a fixed-price quote based on the following site conditions:
- Level site (max 1:20 slope) within 20m of existing services (water, sewer, power)
- Clear vehicle access for delivery trucks + excavator
- No bushfire-attack-level (BAL) requirements (or BAL-LOW only)
- Lot size 450m² or greater (complying development minimum)
- No contaminated soil, rock, or groundwater issues
Price Includes
- Site survey + setback verification
- Complying Development Certificate (CDC) lodgement + certifier fees
- Base slab (engineered concrete, N-class footing, rebar mesh)
- All structural framing, roofing, cladding, windows, doors
- Full internal fit-out (kitchen, bathroom, laundry, flooring, painting)
- Electrical + plumbing connection to mains (within 20m)
- Final inspection + Occupation Certificate
- 12-month defects warranty + statutory warranties under Home Building Act 1989
Price Does NOT Include
- Site clearing, tree removal, demolition of existing structures
- Rock excavation or contaminated soil remediation (quoted if required)
- Retaining walls, major drainage works, or stormwater connection beyond standard
- Services beyond 20m from connection point (quoted at $180/m)
- Bushfire-Attack-Level (BAL) upgrades if required (BAL-12.5: +$5,000; BAL-19: +$8,500; BAL-29+: quoted)
- Landscaping, driveways, or fencing (quoted separately)
- Council contributions, Section 68 approvals, or non-standard easement approvals
Build Timeline
12–14 weeks from CDC approval to handover (weather permitting).
| Week | Milestone |
|---|---|
| Week 0 | Site survey, CDC lodgement (4–6 week approval period runs concurrently) |
| Week 1–2 | Site prep: survey pegs, services trench, base excavation |
| Week 3–4 | Slab pour + cure (7 days), plumbing rough-in, termite barrier |
| Week 5–6 | Frame erected, roof sheeting + sarking, window/door frames installed |
| Week 7–8 | External cladding, electrical rough-in, plumbing rough-in, insulation |
| Week 9–10 | Plasterboard lining, cornice, first coat paint, bathroom waterproofing |
| Week 11–12 | Kitchen install, bathroom tiling, flooring, second coat paint, final electrical/plumbing |
| Week 13–14 | Final fit-off (hardware, tapware, lights), clean, final inspection, handover |
CDC approval time: 4–6 weeks (runs parallel to mobilisation + initial site prep).
Council Approval Pathway
The Darkinjung qualifies for complying development under State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, meaning:
- No DA required — faster approval, lower cost
- 4–6 week approval via private certifier (vs 12–16 weeks for DA)
- Approval cost: $3,500–$4,500 (included in fixed price above)
Complying Development Requirements (Central Coast, Lake Macquarie, Newcastle, Cessnock councils)
- Minimum lot size: 450m²
- Maximum GFA: 60m² (The Darkinjung is 45m² — compliant)
- Setbacks: 900mm side/rear (or 3m if within 9m of existing dwelling)
- Height: 8.5m max ridge height (The Darkinjung is 3.6m — compliant)
- No BAL-FZ (Flame Zone) sites — BAL-40 is the limit for complying development
If your site doesn't meet these, we can pursue a Development Application (DA) pathway instead (12–16 week approval, higher cost). We'll identify this during the free site assessment.
What Our Clients Say
"Our dream home made a reality thanks to Koori Constructions. We can not thank you enough for your hard work, professionalism and perfectionism."
— Verified client review
"Absolute best choice we made choosing Koori Constructions the best quote quality workmanship on time every time down to earth and very respectful. They listen highly recommend if you want the job done right the first time."
— Verified client review
Next Steps
- Free site assessment — We visit your property, measure setbacks, check services, confirm complying development eligibility (1 hour on-site).
- Fixed-price quote — Within 3 business days, you receive a formal quote with line-item costings, timeline, and inclusions schedule.
- Contract + CDC lodgement — Sign HIA Granny Flat contract, pay 5% deposit, we lodge CDC (4–6 week approval).
- Build — 12–14 weeks from CDC approval to handover.