Type C · 491 sqft 1-bedroom · Meridian, ID
The Kingfisher ADU in Meridian
A Kingfisher 1-bedroom ADU in Meridian starts at $170k turnkey and estimates to $1,400–$1,700/mo in rent — about 7.5–11.4% gross yield on a $179k–$223k Standard build. Here's how the 491 sq ft Type C plan fits Meridian lots, what it costs, and how fast it permits.
- Footprint
- 491 sqft
- From (Essential)
- $170k
- Est. Meridian rent
- $1,400–$1,700
- Gross yield
- 7.5–11.4%
Why the Kingfisher fits Meridian lots
The Kingfisher is one of our top picks for Meridian. The 491 sq ft Kingfisher is our best fit for Meridian's typical R-4 / R-8 lot. One bedroom, full kitchen, real living room — sized for a single tenant or one parent, and it stays under most lot-coverage caps.
Most Meridian lots are subdivision lots — typically 60-80' wide, 110-140' deep, in newer developments built since 1995. Buildable envelopes are generous but HOA review is the gating factor. Older Meridian core lots (downtown, near Storey Park) are smaller and may be alley-loaded. Newer Five Mile and Eagle Road corridor builds have larger setbacks than the Meridian baseline.
Detached vs. garage in Meridian: Detached dominates in Meridian — most lots have generous side and rear yards, and newer Meridian construction rarely has the detached garages that make conversions natural in older Boise neighborhoods. The Kingfisher and Kestrel are the most common Meridian picks because the lots support them and rent ceilings in West Ada subdivisions are strong.
What does a Kingfisher cost to build in Meridian?
The Kingfisher starts at $170k turnkey at Essential finish. Most Meridian owners build at Standard finish — $179k–$223k. Meridian builds run at or slightly below the Boise baseline on labor and materials. HOA architectural requirements in Paramount, Spurwing, and Bridgetower can add 5-10% to exterior finish.
| Finish Tier | Per sqft | 491 sqft in Meridian |
|---|---|---|
| Essential | $340/sqft | $150k – $187k |
| Standard | $405/sqft | $179k – $223k |
| Premium | $480/sqft | $212k – $264k |
Methodology: per-sqft rates match our cost calculator (Essential $340, Standard $405, Premium $480) with a 0.9–1.12 range factor for lot conditions. Build cost is roughly uniform across the Treasure Valley; what changes city-to-city is land, fees, the size cap, and the rent ceiling. See the full Meridian cost breakdown →
What rent and return does a Kingfisher earn in Meridian?
A 1-bedroom ADU like the Kingfisher estimates to $1,400–$1,700/month in Meridian. Against a Standard-finish build of $179k–$223k, that's roughly 7.5–11.4% gross yield — about $18,600 a year in gross rent at the midpoint, before expenses and financing.
Monthly rent (est.)
$1,400–$1,700
1-bedroom · Meridian
Annual gross (mid)
$18,600
12 × midpoint rent
Gross yield
7.5–11.4%
rent ÷ Standard build
Rent is scaled from Meridian's sourced 1-bedroom median (Apartment List Meridian, 2026) by unit size — a disclosed estimate, not a measured comp for this exact plan. Gross yield ignores vacancy, expenses, and debt service. This is information, not financial advice; validate with a local property manager before you build.
Permits and timeline for a Kingfisher in Meridian
Meridian's Unified Development Code is prescriptive, so plan-check on a pre-approved design typically clears in 3-4 weeks — faster than Boise. HOA review can add 2-4 weeks in newer subdivisions.
Meridian's Unified Development Code permits ADUs (the city calls them "Accessory Dwelling Units") on most R-2, R-4, R-8, and R-15 parcels, subject to size, parking, and setback rules. Compared to Boise, Meridian's review tends to be faster — but the city is stricter about owner-occupancy in certain zones, and HOAs in newer subdivisions add an extra approval layer.
The Kingfisher is part of the City of Boise's pre-approved plan set, so it comes as a complete, already-engineered set of construction documents. That gives you a running start on review in Meridian (Ada County) — each city applies its own process, but a finished plan set clears review faster than a custom design.
The other 5 pre-approved plans in Meridian
Each pre-approved plan carries its own cost, rent, and lot fit in Meridian. Compare the full set for this city.
Type A · 280 sqft
Goldfinch in Meridian
The smallest pre-approved Boise ADU plan — a 280 sq ft studio that fits the tightest lots and the cleanest budgets.
$115k · est. $1,200–$1,450/mo →
Type B · 396 sqft
Waxwing in Meridian
A 396 sq ft studio with more breathing room — full living, kitchen, and bath in a thoughtfully laid-out single space.
$135k · est. $1,200–$1,450/mo →
Type D · 695 sqft
Kestrel in Meridian
The largest pre-approved Boise plan — a 695 sq ft two-bedroom that lives like a small house.
$245k · est. $1,800–$2,175/mo →
Type G-1 · 396 sqft
Sandpiper in Meridian
A 396 sq ft studio paired with a single-car garage — pre-approved, dual-purpose, builds your storage and your rental in one footprint.
$145k · est. $1,200–$1,450/mo →
Type G-2 · 376 sqft
Osprey in Meridian
Sister plan to the Sandpiper — 376 sq ft studio with garage, a different layout, same pre-approved status.
$140k · est. $1,200–$1,450/mo →
The Kingfisher in nearby Treasure Valley cities
Same plan, different local rent, cost, and zoning. See how the Kingfisher pencils out a short drive away.
Kingfisher in Meridian — frequently asked
How much does a Kingfisher ADU cost in Meridian?
The Kingfisher (491 sq ft, Type C) starts around $170k turnkey at Essential finish in Meridian. Most Meridian owners build at Standard finish — roughly $179k to $223k. Per-square-foot build cost is close to the Boise baseline; meridian builds run at or slightly below the Boise baseline on labor and materials. HOA architectural requirements in Paramount, Spurwing, and Bridgetower can add 5-10% to exterior finish.
What can you rent a Kingfisher for in Meridian?
A 1-bedroom ADU like the Kingfisher in Meridian estimates to about $1,400–$1,700 per month, scaled from Meridian's sourced 1-bedroom rent (Apartment List Meridian, 2026). On a Standard-finish build that's roughly 7.5–11.4% gross yield. These are estimates, not a rent guarantee — confirm with a local property manager.
How long does it take to permit a Kingfisher in Meridian?
Meridian's Unified Development Code is prescriptive, so plan-check on a pre-approved design typically clears in 3-4 weeks — faster than Boise. HOA review can add 2-4 weeks in newer subdivisions. The Kingfisher is a complete City of Boise pre-approved plan set, so you start with finished, already-engineered construction documents — that shortens review in every Treasure Valley city versus a custom design, even though each city applies its own process.
Does the Kingfisher fit Meridian's ADU size limit?
Almost always. At 491 sq ft the Kingfisher is a compact footprint — Boise caps ADUs at 900 sq ft, and most Treasure Valley cities set their own limit (often a share of the primary home's floor area). The Kingfisher sits well under the typical cap, so in Meridian size is rarely the constraint — lot dimensions, setbacks, and access usually decide placement. We confirm Meridian's exact size rule for your parcel during the free lot check.
Meridian, Idaho · Type C
Build the Kingfisher in Meridian
Free 24-hour lot check covering plan fit, your Meridian zoning, cost, and the rent it could carry. Or call (208) 297-2036.