A finished, road registered tiny home from us starts at $123,000 and runs to $295,000. That is the home itself, built on our own Australian made galvanised trailer, ready to plug in.
The number people search for is the total, and the total is always higher than the sticker price. Delivery, levelling, a plumber, an electrician, council paperwork, registration and insurance all sit on top. Together they are usually $8,000 to $25,000.
We build tiny houses on wheels only, in three lengths, all 2.5m wide overall. This page gives you our real prices and then the costs that catch people out.
Our tiny home prices
| Model | Length | Layout | Starting price |
|---|---|---|---|
| Spirit | 7.4m | Single level, entry model, one or two people | $123,000 |
| Dreamer | 7.4m | Single level, couples, no stairs or ladders | $126,000 |
| Cozy | 7.4m | Single level, queen wall bed plus bunks, sleeps 4 | $130,000 |
| Haven | 8.4m | Single loft with stairs, sleeps 4 | $165,000 |
| Essence | 8.4m | Two lofts at either end, sleeps 4 to 6 | $170,000 |
| Grand | 9.5m | Largest single level plan we build | $165,000 |
| Inspiration | 8.4m | Two 8.4m modules joined, loft designs mixed | $275,000 |
| Impressor | 9.5m | Two 9.5m modules, sleeps 6 on one level | $290,000 |
| Entertainer | 9.5m | One and a half modules with a 3.5m x 2.5m deck | $295,000 |
All prices include GST. All prices include the trailer.
That last point matters more than it sounds. Our trailers are built in house, fully galvanised, with electric brakes, a breakaway battery, four foot stabilisers, four 12mm tie down anchor points and two stainless steel under chassis storage boxes. Bought separately, a 7.4m trailer is $12,500 and a 9.5m is $15,500. If a quote you are comparing does not say plainly whether the trailer is in the number, ask before you compare anything else.
What the starting price includes
Steel frames, waterproof thermal wrap, Colorbond or Weathertex cladding, aluminium windows with laminated glass and flyscreens, and insulation in the walls, floor and ceiling. A kitchen with laminate benchtops, Blum soft close hinges, a Chef 60cm wall oven and a Bosch four burner gas cooktop with a retractable rangehood. The Spirit runs a microwave convection oven and a two burner cooktop instead, which is part of why it is the entry model.
The bathroom has a tiled floor, wet wall panels and a glass shower screen, with a shower of 1100mm x 800mm on the 7.4m homes or 1200mm x 900mm on the Grand, Entertainer and Impressor. Hot water is a Rinnai instantaneous gas unit. Climate control is a Dometic 3.5kW roof mounted reverse cycle air conditioner plus a ceiling fan. Toilet is either a standard flushing unit or a Greenloo GL 90 split composting system, depending on what your site can handle.
The costs people forget
| Item | Real cost | Notes |
|---|---|---|
| Delivery | $2.50 per km return to Bangalow NSW | Within 300km. Beyond that, quoted transport |
| Levelling and install | Quoted per site | Load off the wheels onto uni piers, tie downs into concrete anchors |
| Electrical connection | Licensed electrician, quoted | Homes come with a 15 amp plug in supply |
| Water and waste connection | Licensed plumber, quoted | Council approval may be required to connect to sewer |
| On-site wastewater approval | $150 to over $600 council application fee | Section 68, Local Government Act 1993 NSW |
| Development application, if needed | NSW fee unit is $113.90 for 2025/26 | Schedule 4, Environmental Planning and Assessment Regulation 2021 |
| Registration | $84 NSW registration fee plus vehicle tax | Blue slip or heavy vehicle inspection within 42 days |
| Insurance | Specialist policy, annual | Insurers want documented electrical and plumbing work |
| Deck | $880 per 1200mm x 1200mm module | Delivery $2.50 per km return |
| Solar package | $15,600 for 7.4m, $20,550 for 9.5m | 3kW with 7.1kWh storage, or 3.5kW with 14.2kWh |
| Rainwater harvesting | $800 bladder, $990 Davey pump | Plumber to install |
| Grey water system | $2,300 | 45L grease trap, plumber to install |
| Water filtration | $2,999 | Triple stage plus UV |
| Slide out | $9,900 | Adds roughly 2 square metres when deployed |
| Wall bed | $6,800 single to $7,200 queen or bunk, desk $1,800 | Frees the floor by day |
Two of these deserve a plain explanation.
Registration is not a fixed number. Service NSW requires an inspection report issued no more than 42 days before you register, and applies a 40 per cent reduction on vehicle tax for caravans and camper trailers between 255kg and 4.5 tonnes. Our trailers come with a VIN and a blue slip, so the paperwork is straightforward, but the annual figure depends on your state and your trailer’s mass.
Electrical work is where people get into trouble. Under the NSW Government’s electrical compliance requirements, wiring work must be done by or under the supervision of a licensed electrician, must comply with AS/NZS 3000 Wiring Rules, and the electrician must lodge a Certificate of Compliance for Electrical Work within seven days, through the Building Commission NSW eCert portal from 1 July 2026. Penalties for work below the technical standards reach $550,000. Budget for a real electrician and keep the certificate, because your insurer will want it.
A worked example
A 7.4m Dreamer at $126,000, going to a rural block 200km from Bangalow, with power at the boundary and no sewer.
- Dreamer: $126,000
- Delivery, 400km return at $2.50 per km: $1,000
- Levelling, piers and tie down anchors: allow $2,000 to $4,000
- Electrician to run and certify a supply: allow $1,500 to $3,000
- Grey water system at $2,300, plus plumber
- Rainwater bladder and pump at $1,790, plus plumber
- Two deck modules: $1,760
- Registration, inspection and first year insurance: allow $1,500 to $2,500
That lands between roughly $138,000 and $142,000. Add the 7.4m solar package at $15,600 and you have an off grid home for about $155,000 with no power bill.
Change one variable and the number moves. No vehicle access for a 12 metre rig, a steep site needing engineered piers, or a council that wants a development application will all add cost.
How it compares to a granny flat
The Three Birds Renovations 2026 granny flat cost guide puts a prefabricated or kit granny flat at $95,000 to $140,000, a project build at $140,000 to $210,000, and design plus council approval alone at $4,000 to $18,000. It also recommends a 20 per cent contingency on the quoted build cost, and notes a Complying Development Certificate takes 6 to 10 weeks while a full development application can run 3 to 5 months or more.
Here is the honest comparison.
A granny flat is attached to your land, so it adds to the property value and can usually be rented as a legal secondary dwelling. A tiny home on wheels does not. It is a chattel, and like a caravan it depreciates.
Approval is the second difference. A granny flat always needs it. A tiny home on wheels often does not, because it is treated as a caravan. Wagga Wagga City Council, quoting clause 77 of the Local Government (Manufactured Home Estates, Caravan Parks, Camping Grounds and Moveable Dwellings) Regulation 2021, sets out that one caravan may be installed on land occupied by the owner of a dwelling house, occupied only by the owner or members of the owner’s household. That exemption is narrow and varies by state. Confirm it with your council in writing.
Then there is movement. A granny flat cannot move and a tiny home can. If you rent, if you are on family land, or you might relocate for work, that is the whole argument.
If you own the land, have equity, and want rental income, a granny flat is usually the better financial decision. If you do not own land, want the option to move, or cannot get approval for a fixed dwelling, the tiny home wins on both cost and flexibility.
How it compares to buying a first home
Cotality’s Home Value Index put the national median dwelling value at $928,421 in July 2026. ABS Lending Indicators for the June quarter 2026 put the average new owner occupier loan at $731,000.
A 9.5m Grand at $165,000 is a little under a quarter of that median. That gap is why people call us.
It is also not the same purchase. You are buying a building, not land. The dwelling will not grow in value the way a house on a title does, and you still need somewhere to park it. Anyone telling you a tiny home is simply a cheap house is skipping the part that matters. Think of it as buying your housing cost down rather than buying an asset.
Paying for it
Our schedule is a $1,000 non-refundable holding deposit to secure a build slot and lock in colours and materials, then 30 per cent up front, 30 per cent at lock up, 20 per cent when joinery and internals are complete, and 20 per cent on final completion with the blue slip and VIN. Build time is usually 6 to 8 weeks.
For finance, ZEP Finance in Lennox Head works with our customers on equity release, personal and asset loans. Expect to pay more than a mortgage rate. The Adviser reported in April 2026 that alternative lenders charge 2 to 6 per cent above traditional home loans on this kind of asset, and that lender classification is inconsistent, so a broker who has done it before saves real money.
Insurance cover exists, but the market is thin. Tiny Houses Aus lists CIL Insurance and Youi non-mobile caravan policies among the providers used by Australian tiny house owners, with CIL requiring the home to be on private property with wheels and drawbar attached and not hard wired to services. Most insurers want documented electrical and plumbing work, which is another reason to keep every certificate.
Talk it through before you budget
The difference between a $105,000 project and a $130,000 project is usually the site, not the house. Call Peter on 0411 079 446 or email info@tinyhomesaustralia.com.au, tell us where the home is going and what is already on the block, and we will give you a straight number for the whole thing rather than the easy part.