Like the plans but I personally think, after living in small houses in NZ myself, having the second bedroom separated from the first (at least by the bathroom area) is a better option than 3 bedrooms. You could incorporate an office and entertainment area into the living space instead of adding a 3rd bedroom, or a washer and dryer in a cupboard or into the kitchen as many Europen houses do. Clever storage and multifunctional ideas, e.g. under bed storage, storage under built-in seating that can double as an extra bed, may be much better options than squeezing in a 3rd bedroom. I cannot stress enough how a feeling of space in your open plan living / dining / kitchen area is so important when you cannot utilise the outdoors in winter or inclement weather.

Josh you're still pushing the envelope - the trick to tight space success is to not make it feel small & it's in simplicity of the flow and consolidation of function. The balance here is out of whack for the footprint, internal function/fitout and external access/penetrations/windows. You need to reduce some of these to free up and simplify the planning solution. Don't make the mistake of doing something that will be unrentable because it simply is too tight to function satisfactorily. Also don't underestimate costs of fit-out...you may find a better solution that achieves greater value overall by actually extending floor area and simplifying the fit out. All you're doing at the moment is rearranging the sock drawer in various combinations/permutations so to speak. Try this...stack up the costs on this plan, and then as a comparison look at an option that extends the floor plan a little, say to achieve the bathroom but dramatically simplifies the set-up/fit-out of the original area and consequently distributes the cost to a greater value-add end result...You won't spend less, and it may be a little more, but you'll be surprised and you may find in comparison a better investment long term for you to extend/pop-out a bit...you may also achieve more rental return so the numbers may well work for you ;) PD

Make sure you insulate your new walls together with the walls of the existing house. Homes with all walls insulated properly will make the house twice as comfortable and can reduce the heating and cooling costs by 70% 4 Seasons Home Insulation

Excellent Granny Flat! It really ads value to the home. I am currently staying in one in the Gold Coast and love it. I would def book this one...so modern!