Modular home prices by model and option
This is the modular home cost UK buyers ask us for most often: every model, every option, in one table. Price per m² is the option price divided by the internal area the pricing sheet quotes for that model. Where a model is quoted on request, no figure is published yet.
| Model | Beds | Area | Shell delivered | Shell + Assembly | Turnkey base |
|---|---|---|---|---|---|
| Part | 1 | 46 m² | £33,000 £717/m² | £42,000 £913/m² | £109,000 £2,370/m² |
| Riva | 1 | 46 m² | £33,000 £717/m² | £42,000 £913/m² | £109,000 £2,370/m² |
| Mediterranean Single House | 1 | 57 m² | £45,000 £789/m² | £60,000 £1,053/m² | £138,000 £2,421/m² |
| Family House | 2 | 40 m² | £45,000 £1,125/m² | £55,000 £1,375/m² | £111,000 £2,775/m² |
| Forest House | 1 | 49 m² | £46,000 £939/m² | £58,000 £1,184/m² | £125,000 £2,551/m² |
| Country | 2 | 55 m² | £52,000 £945/m² | £65,000 £1,182/m² | £141,000 £2,564/m² |
| Mediterranean Double House | 3 | 129 m² | £76,000 £589/m² | £97,000 £752/m² | £275,000 £2,132/m² |
| Square of Harmony | 2 | 34 m² | £32,000 £941/m² | £40,000 £1,176/m² | £89,000 £2,618/m² |
| Lake | 2 | 113 m² | £61,000 £540/m² | £80,000 £708/m² | £236,000 £2,088/m² |
| Aqua | 2 | 113 m² | £61,000 £540/m² | £80,000 £708/m² | £236,000 £2,088/m² |
| Chalet | 2 | 113 m² | On request | On request | On request |
| The Residence | 4 | 175 m² | £86,000 £491/m² | £113,000 £646/m² | £372,000 £2,126/m² |
| ModWood Cafe | — | 272 m² | On request | On request | On request |
| Urban | 3 | 128 m² | On request | On request | On request |
| Match Point | — | 52 m² | On request | On request | On request |
| Gothic | 3 | 212 m² | £168,000 £792/m² | £211,000 £995/m² | £505,000 £2,382/m² |
| Loft | 2 | 228 m² | On request | On request | On request |
| Estate | 4 | 207 m² | £138,000 £667/m² | £175,000 £845/m² | £493,000 £2,382/m² |
Bedrooms as the model page states them. Areas are the internal habitable areas on the August 2026 pricing sheet.
Why some models are on request
- Chalet: Pricing under revision: the current staircase opening does not suit the panel technology. Please enquire for the latest price.
- ModWood Cafe: Commercial fit-out varies by brief. Firm proposal within 5 working days of enquiry.
- Urban: Site-adapted model. Firm proposal within 5 working days of enquiry.
- Match Point: Sports and leisure fit-out, site-adapted. Firm proposal within 5 working days of enquiry.
- Loft: No standard published price yet. Site-adapted; we come back with a firm number within 5 working days.
Model notes
- Riva: Same shell as Part, adapted for water. The foundation differs — pontoons rather than screws — and is priced separately.
- Mediterranean Single House: Combined timber and metal cladding plus a metal standing seam roof are included in the shell price. Nothing further is needed for weathertightness.
- Mediterranean Double House: Combined timber and metal cladding plus a metal standing seam roof are included in the shell price.
- Aqua: Same shell as Lake, adapted for water. The foundation differs — pontoons rather than screws — and is priced separately.
- The Residence: Shell price includes timber cladding. Stone facade upgrade is not included, priced from £19,400. Final roof covering is included in the turnkey option only.
- Gothic: The architecture as currently drawn needs adapting to our closed panel system, so this price is indicative and firms up once our design team has adapted the drawings.
- Estate: Shell price includes timber planken cladding. Stone facade upgrade is not included, priced from £14,000. Roof tiling is included in the turnkey option only.
Prefab house prices UK: garden buildings and the A-Frame
These models are priced per size in the 2026 price guides on their own three-step ladder. The smallest size is shown; every size is on the model page. All prices from, excl. VAT. Foundations quoted separately.
| Model | Size priced | Area | Option 01 | Option 02 | Option 03 |
|---|---|---|---|---|---|
| Garden Base | Smallest of 4 sizes (Base 6). | 4.4 m² | Kit £6,200 £1,409/m² | Shell Assembled £8,700 £1,977/m² | Turnkey £15,690 £3,566/m² |
| Garden Premium | Smallest of 4 sizes (Premium 8). | 6.5 m² | Kit £7,650 £1,177/m² | Shell Assembled £10,350 £1,592/m² | Turnkey £17,976 £2,766/m² |
| Garden studio | Smallest of 4 sizes (Studio 19). | 15.6 m² | Kit £12,970 £831/m² | Shell Assembled £17,420 £1,117/m² | Turnkey £37,233 £2,387/m² |
| A-frame | One size | 71.62 m² | House kit, delivered £87,000 £1,215/m² | Shell and assembly £109,150 £1,524/m² | Turnkey £190,670 £2,662/m² |
What each option includes
Each option contains the one before it. The scope below is the pricing schedule's own wording.
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.
Want the Shell delivered option on its own? See kit homes UK.
Excluded from every price
Kitchen, underfloor heating, MVHR, PV and upgraded finishes are priced separately, along with the items below.
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
Upgrades quoted per project
Priced once we know the site and the specification.
Comfort and energy
Underfloor heating · MVHR ventilation · Solar PV + battery · Extended warranty
Finishes
Aluminium windows · Engineered wood floors · Premium tile floors · Full kitchen (Howdens) · Premium bathroom · Stone facade cladding
Structure and services
Extra bedroom / storey · Site services and drainage
Programme
- Design and approval
- 3–4 weeks
- Factory production
- 8–10 weeks
- Freight and customs
- 1–2 weeks
- Erection and weathertight
- 10–12 days
- Internal fit-out (turnkey)
- 6–10 weeks
- Contract to handover
- 4–6 months
Payment schedule
- 10%
- on contract signature
- 40%
- on approval of technical documentation
- 30%
- prior to factory dispatch
- 20%
- on completion and handover
Mortgages and BOPAS
BOPAS accreditation is what makes a modular home mortgageable. It is the scheme lenders, valuers and warranty providers look to for independent evidence that an offsite-built house will still be performing in sixty years.
BOPAS accreditation and certificates →How much does a modular home cost? Common questions
How do I get a price?
You can request a quotation through our contact page or by telephone. Catalogue prices shown are starting figures as actual costs depend on your specification, site conditions and the chosen completion option.
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.
Is finance available?
We do not arrange finance directly, but can recommend specialist providers for self-build and garden room finance.
What is the difference between Base and Turnkey?
Base means we supply and assemble the building to the agreed structural specification. Turnkey means we manage the entire process including groundworks, internal finishing, services and handover. Both options use the same manufactured building.
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.
More answers on the full FAQ page.
Get a firm price for your plot
Tell us the model, the site and the completion option you have in mind. We reply with a proposal, and for site-adapted models within 5 working days.