What a kit home includes
The factory-built house arrives on site: structural panel kit, external cladding fitted at the factory, roof covering where the model allows, windows and external doors. Delivery to Greater London included. Foundation, unloading and assembly are yours. Floor cassettes not included.
Kit houses UK-wide are the same product as the Shell + Assembly and Turnkey base options: the difference is only who unloads, erects and finishes. Every price on this page is a from price, excludes VAT and assumes delivery to Greater London.
Not included in any option
Land and planning
- Land purchase, legal fees, stamp duty
- Planning application, pre-application advice, planning consultants
- Topographical, tree, ecology, arboricultural and heritage surveys
- Community Infrastructure Levy, Section 106 and other planning obligations
Site and groundworks
- Mains connections: water, electricity, gas, comms
- Access road, driveway, parking, landscaping
- Site clearance, demolition, removal of existing structures
- Abnormal ground conditions
- Restricted crane access uplifts
Fit-out and finishes
- Kitchen (units, worktops, appliances, install)
- Furniture, white goods, curtains, blinds
Tax
- VAT at the prevailing rate
Flat pack homes UK: models available as Shell delivered
Shell delivered from-prices for each house, with the internal area the pricing sheet quotes. Prices exclude VAT.
| Model | Class | Internal area | Shell delivered from |
|---|---|---|---|
| Part | Bungalows | 46 m² | £33,000 |
| Riva | Bungalows | 46 m² | £33,000 |
| Mediterranean Single House | 1.5 Storey Houses | 57 m² | £45,000 |
| Family House | Bungalows | 40 m² | £45,000 |
| Forest House | Bungalows | 49 m² | £46,000 |
| Country | Bungalows | 55 m² | £52,000 |
| Mediterranean Double House | 1.5 Storey Houses | 129 m² | £76,000 |
| Square of Harmony | Bungalows | 34 m² | £32,000 |
| Lake | Bungalows | 113 m² | £61,000 |
| Aqua | Bungalows | 113 m² | £61,000 |
| The Residence | 2 Storey Houses | 175 m² | £86,000 |
| Gothic | 2 Storey Houses | 212 m² | £168,000 |
| Estate | Bungalows | 207 m² | £138,000 |
Quoted on request: Chalet, ModWood Cafe, Urban, Match Point, Loft. We come back with a firm proposal after reviewing the site.
Garden buildings and the A-Frame
These are priced per size from the 2026 price guides on their own ladder. The first rung is the factory kit: for garden buildings, delivered to your driveway to assemble yourself or with your own builder; for the A-Frame, delivered to your plot on three lorries for your team to erect.
| Model | Size priced | Internal area | Kit from |
|---|---|---|---|
| Garden Base | Smallest of 4 sizes (Base 6). | 4.4 m² | £6,200 |
| Garden Premium | Smallest of 4 sizes (Premium 8). | 6.5 m² | £7,650 |
| Garden studio | Smallest of 4 sizes (Studio 19). | 15.6 m² | £12,970 |
| A-frame | One size | 71.62 m² | £87,000 |
Self assembly kit homes compared with Shell + Assembly and Turnkey base
Each option contains the one before it. Choose by how much of the build you want to manage.
Option 01
Shell delivered
The factory-built house arrives on site: structural panel kit, external cladding fitted at the factory, roof covering where the model allows, windows and external doors. Delivery to Greater London included. Foundation, unloading and assembly are yours. Floor cassettes not included.
Option 02
Shell + Assembly
Everything in Option 1, plus our team unloads with crane and plant, erects the shell to weathertight condition, and commissions cladding, roof and windows into working order. Foundation still yours. Floor cassettes still excluded.
Option 03
Turnkey base
Everything in Option 2, plus helical ground screw foundation, floor panels, plasterboard tape-and-joint and paint, LVT flooring, one standard bathroom, internal doors, staircase where applicable, basic electrics, plumbing and air-source heat pump, compliance, testing and handover. Kitchen, underfloor heating, MVHR, PV and upgraded finishes priced separately.
Planning to erect the shell yourself? Read the self-build modular homes page. Prices for all three options are in the modular home price guide. For the Shell + Assembly and Turnkey base routes see delivery and installation.
Delivery notes for kit houses
Foundation first
Foundations are required before delivery. With Shell delivered the foundation, unloading and assembly are yours; floor cassettes are not included.
Where we deliver
Nationwide. House prices include delivery to Greater London; access, crane needs and any site restrictions are assessed at quotation.
When
Typical lead times from order to delivery are 12–20 weeks, confirmed with the production schedule at quotation stage.
Common questions
Do I need to prepare a foundation before you deliver?
Yes. Foundations are required before delivery. For Base contracts, the client is responsible for groundworks. For Turnkey contracts, we can include foundation and groundworks within the scope. This is typically discussed at the quotation stage.
Can I add services to a Base contract separately?
Yes. We can provide individual services such as electrical installation, plumbing or internal joinery as separately priced additions to a Base contract. Speak to us at quotation stage.
How long does delivery take after I place an order?
Lead times vary depending on current production schedule and specification. Typical lead times from order to delivery are 12–20 weeks. Production schedules are confirmed at the quotation stage.
How far do you deliver?
We deliver nationwide. Delivery logistics are assessed at the quotation stage alongside confirmation of crane requirements, vehicle access and any restrictions specific to your site.
Do the prices shown on the website include VAT?
No, the prices shown do not include VAT. VAT can vary depending on the nature of the project and site, and we will clarify this at the quotation stage.
More answers on the full FAQ page.
Ready to price a kit?
Pick a model, tell us the plot, and we will confirm the Shell delivered price for your site and delivery address.