The Worimi

About this design

The Worimi are the Traditional Custodians of the mid-north coast of NSW, a region renowned for its natural beauty and cultural significance. The Worimi name means "those who speak the language" — a proud identity tied to the preservation of language, culture, and connection to saltwater Country across countless generations.

This 95m² 3-bedroom deluxe design is the flagship of the Koori granny flat range — built for families who want the space, comfort, and quality of a full house in a granny flat footprint. With three generous bedrooms (including a master with ensuite), a second full bathroom, open-plan living and kitchen with walk-in pantry, separate laundry, and a covered 4.0m alfresco deck, The Worimi delivers premium living at a fixed, transparent price.

Fixed price: $270,000

This is a fixed-price quote for a turn-key build on a level, accessible site with standard services (power, water, sewer within 20m). The price includes:

• Full construction of the 95m² granny flat (3 beds, 2 bathrooms, open living/kitchen, walk-in pantry, separate laundry, 4.0m alfresco deck)
• Brick veneer exterior, Colorbond roof, double-glazed aluminium windows and sliding doors
• Dual-zone split-system air conditioning (living area + master bedroom)
• Deluxe kitchen: engineered stone benchtops (20mm), soft-close cabinetry, tiled splashback, electric cooktop, under-bench oven, rangehood, dishwasher, walk-in pantry with shelving
• Master ensuite: floor-to-ceiling tiles, walk-in shower with niche and rainfall showerhead, stone-top vanity with under-bench storage, concealed cistern toilet, exhaust fan
• Main bathroom: floor-to-ceiling tiles, bath with overhead shower, stone-top vanity, concealed cistern toilet, exhaust fan
• Separate laundry room with stone benchtop, cabinets, and plumbing for washing machine
• Hybrid timber flooring to living/kitchen/bedrooms; porcelain tiles to bathrooms/laundry
• LED downlights throughout, power points to Australian Standards, TV/data points to living + all bedrooms
• Covered alfresco deck (4.0m deep × full width) with composite decking and ceiling fan
• Stormwater drainage, gutters, downpipes connected to site drainage
• Council DA approval pathway (95m² exceeds 60m² complying development limit — DA application lodged by Koori, approval takes 12–14 weeks, cost included in fixed price)
• Building insurance, warranties, and handover clean

Exclusions (not included in fixed price):

• Demolition or removal of existing structures
• Tree removal or site clearing beyond minor vegetation
• Earthworks or retaining walls if site is sloped or requires cut/fill
• Connection fees if services are >20m from building footprint (e.g. extended sewer line, power pole relocation)
• Fencing or gates
• Landscaping, driveways, or pathways beyond the deck
• Optional upgrades (see below)

Site conditions apply. If your site is sloped, has rock, requires retaining walls, or has services >20m away, we'll provide a detailed quote for those additional works after the free site assessment.

Timeline: 18–20 weeks from DA lodgement to handover

Because The Worimi is 95m² (exceeds the 60m² complying development limit), DA approval is required. The full timeline breaks down as follows:

Week	Milestone
0	Contract signed, deposit paid, site assessment completed
1–2	Architectural plans + energy report prepared by Koori's drafting team
2	DA lodged with Council (Koori manages lodgement, responds to any Council requests)
2–14	DA approval period — typically 12–14 weeks, depending on Council workload and whether additional info is requested
14	DA approved by Council; Construction Certificate (CC) application lodged
15	CC issued; site preparation begins (mark out, slab excavation)
15–16	Slab pour, cure, and waterproof
16–18	Frame erected, roof installed, external windows/doors fitted
18	Rough-in: electrical, plumbing, insulation
18–19	Internal lining (plasterboard), plastering, painting
19–20	Kitchen, bathrooms, laundry fit-out; flooring; deck construction
20	Final fix: lighting, power points, tapware, door hardware, air con commissioning
20	Final inspection, Occupation Certificate issued, handover with 12-month warranty

Total timeline: 18–20 weeks from DA lodgement to handover. The DA approval phase (12–14 weeks) is the longest part of the process, but Koori manages it end-to-end — you don't need to engage a separate planner or chase Council. Once DA is approved, the build takes 6 weeks (2 weeks longer than the smaller designs due to the additional bathroom, pantry, and larger deck).

Floorplan + specifications

• Total internal area: 95m² (1,022 sq ft)
• Bedroom 1 (master): 4.0m × 3.6m with walk-in robe and ensuite — king bed + bedside tables + armchair
• Ensuite: 2.4m × 1.8m — walk-in shower with rainfall + handheld showerheads, stone vanity, concealed cistern toilet
• Bedroom 2: 3.4m × 3.2m — double bed + built-in robe
• Bedroom 3: 3.2m × 3.0m — double bed + built-in robe, or use as home office / guest room
• Living / kitchen: Open-plan 7.0m × 4.5m with island bench — room for 8-seater dining table + L-shaped lounge
• Kitchen layout: Island bench (2.4m × 1.0m) with waterfall stone ends, breakfast bar seating for 3, walk-in pantry (1.5m × 1.5m) with floor-to-ceiling shelving
• Main bathroom: Full-size 2.6m × 2.2m — bath with overhead shower, stone vanity with double-bowl option, concealed cistern toilet, floor-to-ceiling tiles, exhaust fan
• Laundry: Separate 2.2m × 1.8m room with stone benchtop, overhead cabinets, washing machine plumbing, external access door
• Alfresco deck: Covered 4.0m × full width (approx. 10m wide) — composite decking, ceiling fan, lighting, outdoor power point for BBQ
• Ceiling height: 2.7m throughout (higher than standard 2.4m — included in fixed price)
• Storage: Walk-in robe to master; built-in robes to beds 2 + 3; walk-in pantry; linen cupboard in hallway; under-vanity storage in both bathrooms

Optional upgrades (priced individually, add to base price)

• Freestanding bath (in main bathroom, in place of built-in bath): +$3,200
• Gas cooktop + oven (in place of electric — requires gas connection to site): +$2,800
• Timber cladding feature wall (external, e.g. spotted gum or Scyon Axon): +$6,500
• Fireplace (wood-burning or gas, installed in living area with flue): +$8,500
• NDIS accessibility modifications (wider doorways, hobless showers, grab rails, accessible taps): quoted on request (typically $6,000–$12,000 depending on scope)
• Solar panels (6.6kW system, 20 panels, installed and connected): +$7,500
• Ducted air conditioning (whole-house, in place of dual split-system): +$9,800
• Smart home package (Wi-Fi-controlled lighting, air con, blinds via app): +$4,200
• External blinds or shutters (motorised, to living/dining sliding doors): +$5,500

All upgrades are quoted at contract signing and included in your fixed-price agreement — no variations or surprises during the build.

Energy efficiency + sustainability

The Worimi is designed to exceed NCC 2022 energy efficiency requirements (target 7-star NatHERS rating). Standard inclusions:

• R3.5 ceiling insulation + R2.0 wall insulation (exceeds BCA minimums for NSW climate zone)
• Double-glazed aluminium windows and sliding doors with low-E coating
• LED downlights throughout (energy-efficient, long life, dimmable in living area)
• Dual-zone split-system inverter air conditioning (energy rating 4.5 stars or higher)
• Solar-ready: roof designed for north-facing panel installation (6.6kW system fits easily; add solar upgrade at contract or retrofit later)
• Water-efficient tapware + showerheads (WELS 3-star or higher)
• Ceiling fan on alfresco deck (reduces reliance on air con for outdoor entertaining)

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

"Starting at 21 and building something this solid in three years says a lot about Brad's drive. 100% Aboriginal owned and showing up to do it properly every time, that's the kind of business worth backing."

— Verified client review

Next steps

1. Free site assessment: Call Brad on 0448 368 354 or email brad@kooriconstructions.com.au to book a site visit. We'll measure, check services, assess slope/access, and confirm the fixed price applies to your property.
2. Quote + contract: If The Worimi suits your site, we'll issue a written fixed-price quote within 48 hours. Review, ask questions, then sign the contract and pay the 10% deposit to lock in your build slot.
3. DA lodgement: Koori prepares all architectural plans, energy reports, and DA documents, then lodges with your local Council. We manage the approval process end-to-end (12–14 weeks).
4. Build: Once DA + CC are approved, we start on site (6 weeks from slab to handover). You'll receive weekly progress updates + photos.
5. Handover: Final inspection, Occupation Certificate issued, 12-month warranty activated. Move in or rent out immediately.