Project: Single Storey Granny Flat Tuggerah, Central Coast

PJ Cook

5 hours ago

Spotlight: 2 Bedroom Granny Flat Build In Tuggerah

This two-bedroom granny flat at 10 Yaldeeme Close, Tuggerah, was delivered as a detached secondary dwelling for a private client, designed to sit comfortably within an established residential block while maximising functionality and compliance.

The approved design features a total internal floor area of 60.00m², with a conditioned living area of 52.03m², supported by a practical, open-plan living and dining layout and two well-proportioned bedrooms.

Project Details

Location: 10 Yaldeeme Close, Tuggerah NSW
Council LGA: Central Coast Council
Project Type: Detached Secondary Dwelling
Design: The Hunter Valley – 2 Bedroom Granny Flat
Completion: Designed 2024, completed 2025
Construction cost: $254,000 including GST (excluding landscaping)

This single-storey two-bedroom granny flat in Tuggerah on the Central Coast was custom-built for a first-time investor looking to unlock the potential of an underutilised backyard and generate long-term rental income.

Designed and constructed from 2024 to 2025, the project presented several site-specific challenges, including a tight backyard footprint, limited site access, existing sewer infrastructure along the rear boundary, and a cross-fall of approximately 1.8 metres across the building footprint. The property is also located within a Bushfire Attack Level of 12.5, requiring careful material selection and compliant construction detailing throughout.

Despite these constraints, our team delivered a high-quality, low-maintenance granny flat that maximises space, comfort and durability while meeting all planning, engineering and bushfire requirements.

Site Considerations

The granny flat sits within a 597m² site, maintaining compliance with site coverage and landscaped area requirements:

Private Open Space: 16.0m²
Site Coverage: 28.76%
Landscaped Area: 45.59%

The layout ensures appropriate setbacks, stormwater management, and separation from the existing dwelling, all in line with Central Coast Council approvals.

Smart Design for Tight Sites

The layout features an open-plan living, dining, and kitchen area that creates a bright, spacious feel, complemented by two well-proportioned bedrooms with built-in wardrobes. A centrally located bathroom and separate laundry enhance functionality, while large windows and sliding doors bring in natural light and connect the interior to the outdoor space.

To manage the site’s cross fall, concrete deep-edge beams were engineered and constructed to ensure structural integrity and long-term performance. The overall design demonstrates how thoughtful planning and experienced construction can turn a challenging backyard into a valuable secondary dwelling.

Layout And Internal Design

The floor plan provides a clear separation between living and sleeping zones, with:

Open plan kitchen, living and dining area
Two bedrooms, each fitted with built-in wardrobes and window restrictors to meet NCC requirements
Central bathroom incorporating shower, vanity and toilet
Internal laundry located within the bathroom zone for efficient space use

Floor coverings are clearly defined in the plans and schedules:

Vinyl plank flooring: 50.87m² (living, dining, kitchen and bedrooms)
Tiled areas: 5.83m² (bathroom and wet areas)

This Tuggerah project is another strong example of how P J Cook Building helps clients transform unused backyard space into high-performing, compliant and well-built granny flats. From first-time investors to experienced property owners, we manage complex sites with confidence and deliver results that add long-term value.

Quality Construction and Finishes

This granny flat was built using timber wall frame construction with a combination of engineered Meywall frames, H2S treated LVL, Dindas LVL and T2 treated pine. External wall frames were constructed at 450mm centres to provide increased structural strength and a solid feel, while internal walls were framed at up to 600mm centres to maximise internal floor area.

Construction And Structure

This granny flat is constructed on a reinforced concrete waffle pod slab engineered to suit site conditions. Key structural elements include:

90mm external wall framing
70mm and 90mm internal wall framing
H2 treated pine roof trusses
Pitched roof with Colorbond Custom Orb metal roofing
Standard grade metal fascia and guttering with 90mm PVC downpipes

The total roof area is 75.58 m², and roof ventilation is provided in accordance with the construction drawings.

Internal finishes are modern, neutral and designed for low-maintenance living, making the property ideal for tenants and investors alike.

Key Features:

External Finishes

External finishes were selected for durability and low maintenance, including:

BGC Duraplank Smooth cladding (300mm profile)
Aluminium sliding windows and doors
Non-combustible external wall cladding, compliant with NCC requirements
Concrete step to the external entry

Internal Finishes

Luxury vinyl plank flooring in the living, dining, kitchen and bedroom areas
Tiled flooring in the bathroom and wet areas
Flat panel kitchen joinery in white finish
Stone benchtops in the kitchen
White subway tile splashback to the kitchen
Freestanding oven and cooktop with rangehood
Provision for dishwasher
Modern bathroom vanity with basin
Tiled shower and toilet suite in the bathroom
Built-in wardrobes in wardrobes to both bedrooms
Painted plasterboard walls throughout
Recessed LED downlights to all internal spaces
Standard internal doors, skirting and architraves
Neutral internal colour palette to maximise natural light

Energy Efficiency And BASIX Commitments

The project complies with BASIX requirements, including:

1500L rainwater tank connected to toilets, washing machine and external taps
LPG instantaneous gas hot water system (6 Star)
Split system air conditioning to living area
Ceiling fans in habitable rooms
R2.5 insulation batts to ceilings
R2.5 insulation to external walls
Foil-backed blanket insulation to the roof

Client’s 5 Star Google Review

“ I contacted PJ Cook about building a granny flat at my investment property in Tuggerah. PJ Cook’s team has been helpful and professional throughout the process, from start to finish. I’ve never been involved in a construction project before, so their ongoing assistance has been needed and greatly appreciated. The build itself was in line with their proposed timeline. I wound up spending more time waiting on council approvals than on the build itself! The end result is exactly what I’d hoped for. As shown in the photos, the granny flat has come out beautifully. I’d highly recommend PJ Cook’s services to anyone wanting to build a granny flat on the Central Coast.

Kelsey Fukuda

Why Partnering with P J Cook Building is the Best Choice for Your Project.

Our commitment to quality is unmatched, with rigorous standards ensuring that every project meets the highest expectations.

When choosing a granny flat builder, it’s essential to look beyond quick-build promises or low prices; quality should always come first. At P J Cook Building, we work with skilled tradespeople who share our dedication to superior craftsmanship. While our pricing may be higher than some competitors’, this reflects the time and care we invest to deliver exceptional results that stand the test of time.

We believe that a quality build requires time and attention to detail, so we prioritise thorough and skilled work over rushing to meet deadlines. This commitment to quality will save you time and money and reduce potential issues down the road. Our standard inclusions go beyond what most builders offer, ensuring that each project is built with a focus on excellence, not volume.

We operate a limited number of sites each month, so every project receives our full attention. Our projects go beyond excellence in quality and industry standards. We are committed to quality workmanship that very few builders can match. With these values at the forefront, your granny flat or home will stand out from the rest and provide you with the best possible return on investment.

As you consider who to build with, we will make the decision easy. Come and inspect one of our completed projects and speak to recent clients who have built with us. Once you have done this, we know you will feel confident about partnering with P J Cook Building on this journey.

Explore more of our completed granny flat projects or get in touch to discuss your own site and requirements.

We promise you a granny flat or home built to an unmatched quality standard. Get in touch today for a quote!

Testimonials

Karenne Jurd

We have recently completed a lovely build with PJCook and we couldn’t be happier – Peter and his whole team are a pleasure to work with. They consistently had an eye to the detail, levering off their successful experience, to improve the delivery for our construction – whether it was site management, finish details, materials pallets, or subcontractor management. Any issues that arose were addressed in a timely, respectful way. We now have two lovely homes (a 2 bedroom and a 3 bedroom), after subdividing a residential block, occupied by happy families. What could be better!
Roger Boyd

PJ Cook Pty Ltd built our Granny Flat and we cannot recommend Peter and the team highly enough. Open and honest communication, an amazingly high quality finish, on time and on budget! A truly simple process and a great investment for the future. We are very happy! Thank you Peter.
Chandan Arun

We had a Granny Flat built py P J Cook Building. We found the whole process transparent. Peter and his team were always available to answer any questions along the way. The building was completed on schedule without and problems . The build quality is excellent with no defects identified. Even our Real Estate agents were impressed with the quality. We can recommend PJ Cook to anyone who is after a quality built dwelling.
Chiara B

PJC built out granny flat in Charmhaven. From the beginning Peter and his team were helpful, quick to respond and very professional. We are so happy with the end product and the whole experience. Highly recommend!
George Chinn

Absolute professionals, PJ Cook, is so easy to deal with, wonderful team lead by Peter. No hassle building, we have a beautiful 2 bedroom granny flat, above our expectation, the finish is spotless, and all communication was quickly answered. We made a great decision going with P J Cook.
Julie Oldham

Peter Cook Building company have given me a beautiful place to call home. Throughout the whole experience, Peter and his contractors showed their dedication to give me a beautiful final product. I found Peter to be a man of integrity, always communicating with me to check in with regular updates throughout the build. I highly recommend Peter Cook, if you are thinking about building a granny flat. He will help you to have your dream home. Many thanks Peter.
Elize Smit

We are very happy with our 2 bedroom backyard granny flat from PJ Cook. The built started just when Covid restrictions happened so we were a bit apprehensive but there was no delay. What a professional team – from the planning phase to the finished product. This was a bit of a tricky built because we have a battle axe property but it didn’t seem to be a problem for Peter and his team. The granny flat solved our problem of a growing family and also is a really good investment down the track.
Robert Cogswell

P. J. Cook Building. Built a 2 bed Granny Flat in our backyard at Chain Valley Bay. The project finished on time and without any additional expenses This was extraordinary considering the pandemic. My Wife and I are extremely happy with the finished product. The builders eye for detail is second to none. I wouldn’t hesitate to use this company again. This is one of the best investments we have made. To sum up the experience. Trust, Perfection, Value and Reliability.
Julie Bramall

Thank you to the Team at PJ Cook Building for the build of our Granny Flat on our investment property. Peter was quick to respond to any questions that we had. Once the project got started, it was very quick to completion, especially over the Covid19 period. There were a few hurdles along the way, which had nothing to do with PJ Cook but Peter made this much easier to deal with and we are very appreciative to him.
The finish product of our Granny Flat is impeccable. Peter’s eye for detail is impressive, which has resulted in the most beautiful Granny Flat (inside and out) that I have ever seen. We were able to secure a tenant only 2 days after advertising and for a very impressive return.
Thanks to all the Team at PJ Cook Building and especially Peter. We would not use any other builder if and when we decide to build another.
Jo Minter

I am so very happy with my Granny Flat built by PJ Cook in Woodberry. The whole team onsite were courteous and professional at all times. The quality of my build is impressive. It took me over a year of looking at other builders before settling with PJ Cook. The only disappointment is that the slide out range hood was unobtainable, so I settled for a fixed one. I am sure I can live with that. Absolutely no hesitation to recommend them to anyone looking at building a granny flat. Handover is tomorrow. I am one very excited and happy customer. Jo
Mark Brogan

“Peter and team are first class”.

From the initial quote, communications, build to completion – it was perfect! From the initial quote the team were on time, respectful and even set out the build with pegs for a visual! The build started and was well underway seemingly in an instant.

The quality was exceptional with a true value for money. Peter and the team put in the effort and focus on the detail. The team went above and beyond with the authorities for approvals and complexities with service connections!

We could not be happier with the outcome and credit to the team. With our first baby on the way, the wife and I couldn’t be happier with our stress free build. We will be recommending PJ Cook to our friends and if the future allows, going again with the team!
Tanya Watson

We employed PJ Cook in 2016 to put in a 2 bed granny flat for us.

Peter was extremely professional from the start. Great communication all the way and has certainly been the best thing we ever did to generate a great investment income!

I named our granny flat “Happy Cottage Woy Woy” as it is holiday accommodation and it makes people feel happy.

I would highly recommend PJ Cook builders
Sturt Family

We presented Peter and his team with a small and challenging backyard to construct a custom-made granny flat. Today we have a first-class construction with quality apparent throughout. We recommend you contact P J Cook Building to discuss your needs.