Modular home and garden building cost in Ireland
In Ireland, a weathertight factory shell costs €1,200 to €1,800 a m², an insulated and wired garden room costs €1,600 to €2,400 a m² (€18,000 to €55,000 for 12 to 30 m²), and a turnkey habitable modular dwelling with kitchen, shower room, foundations and 13.5% VAT costs €2,400 to €3,200 a m² (€65,000 to €105,000 for a 35 m² Class 3A dwelling; €80,000 to €135,000 for 45 m²).
What modular buildings cost by floor area and finish, why supply-and-install is taxed at 13.5% VAT, and what site works add.
Free, no obligation. One vetted modular supplier covering your county prices it, not five.
Configure your size, cost and planning exemption
Pick your floor area, specification and use. Shows our 13.5% VAT price guide and whether your build falls under Class 3 (up to 30 m² non-habitable) or Class 3A (32 to 45 m² habitable garden dwelling, S.I. No. 340 of 2026).
Guide price (incl. 13.5% VAT) & planning status
€84,000 to €112,000
Class 3A Exempt (35 m² within 32–45 m² band)
Based on 35 m² at our turnkey habitable unit guide rate of €2,400 to €3,200 a m² (including 13.5% VAT on supply and installation). Exempt from planning permission under Class 3A (S.I. No. 340 of 2026, in force 27 July 2026): a detached habitable dwelling of 32 to 45 m² in the rear garden. Total garden structures cannot exceed 45 m², the homeowner must live in the main house, it connects to the main house's services, cannot be sold separately or short-term let, requires 14 days prior written notification (with Eircode) to the council, must meet Building Regulations, and must be completed by 31 December 2030.
Send this for a written quoteModular prices by floor area and specification
| Size & typical layout | Planning class | Factory shell only | Insulated & fitted (13.5% VAT) | Turnkey habitable (13.5% VAT) |
|---|---|---|---|---|
| 15 m² (5 × 3 m) office / studio | Class 3 (non-habitable) | €18,000 to €27,000 | €18,000 to €32,000 | N/A (under 32 m² Class 3A floor) |
| 25 m² (6 × 4.2 m) garden room | Class 3 (non-habitable) | €30,000 to €45,000 | €28,000 to €48,000 | N/A (under 32 m² Class 3A floor) |
| 30 m² (6 × 5 m) large garden room | Class 3 max limit | €36,000 to €54,000 | €35,000 to €55,000 | N/A (under 32 m² Class 3A floor) |
| 35 m² (7 × 5 m) 1-bed garden dwelling | Class 3A exempt (32–45 m²) | €42,000 to €63,000 | €56,000 to €84,000 | €65,000 to €105,000 |
| 45 m² (9 × 5 m) 1–2 bed dwelling | Class 3A max limit | €54,000 to €81,000 | €72,000 to €108,000 | €80,000 to €135,000 |
| 80 m² (2 to 3 bed modular house) | Full planning + BCAR | €96,000 to €144,000 | — | €175,000 to €255,000 |
Our price guide: shell-only quotes exclude foundations, internal plumbing/kitchen and service connections. Fitted and turnkey figures include 13.5% VAT on supply and installation.
Why supply-and-install is 13.5% VAT (and flat-pack kits are 23%)
Under Irish Revenue rules for construction services, when a contractor supplies and installs a modular building on your foundations (and the material cost does not exceed two-thirds of the total contract price), the entire supply-and-fit contract is charged at the reduced 13.5% VAT rate.
By contrast, if you buy a supply-only flat-pack cabin or shipping-container shell with no installation contract, Revenue treats it as a sale of goods at 23% VAT. Always check that a supplier's headline price states whether 13.5% VAT, foundations and craneage are included.
What foundations, craneage and service connections cost
| Site item | Typical guide cost | When it applies |
|---|---|---|
| Ground screw foundations | €90 to €120 a m² (€3,200 to €5,400 on 35–45 m²) | Fastest option; suits most level or gently sloping gardens without heavy digging |
| Insulated concrete raft slab | €140 to €220 a m² (€5,000 to €9,900 on 35–45 m²) | Used for heavy steel volumetric pods or where ground conditions require a slab |
| Water, foul waste & ESB cable run | €3,500 to €9,500 | Trenching from the main house to a Class 3A garden dwelling (depends on distance and whether a foul pump is needed) |
| Crane lift over the house | €1,200 to €3,500 | Required when a pre-assembled volumetric module is craned over the roof instead of built from panels |
| Council Section 5 declaration (optional) | €80 council fee | Written confirmation from your local council within 4 weeks that your build is exempt |
Get a modular building price in 4 taps
Tap what you want to build, the size and your county. Your request goes to one vetted modular building supplier that covers your county, and they ring you with a written specification and price.
Questions people ask
Why do some websites advertise €1,200/m² while others quote €2,600/m²?
A €1,200 to €1,800/m² quote is almost always factory-gate shell only (excluding VAT, foundations, crane, kitchen, bathroom and service connections). Once foundations, kitchen, bathroom, electrical/plumbing hook-ups and 13.5% VAT are included, a real turnkey habitable build sits at €2,400 to €3,200 a m².
Can I get a mortgage on a modular home in Ireland?
For a standalone modular home on its own site (with full planning permission and BCAR certification), Irish lenders generally require a 60-year structural warranty certification (such as NSAI Agrément or BOPAS-equivalent engineering sign-off). Class 3A rear-garden dwellings cannot be mortgaged or sold separately from the main house, so homeowners usually fund them via savings, a home-improvement loan or an equity release top-up on the main house.
Get a written turnkey price for your modular building
One vetted supplier covering your county checks access, foundations and service connections, and gives you a written price.