Turnkey modular homes in Ireland
A standalone turnkey modular home in Ireland costs €2,400 to €3,200 a m² including 13.5% VAT, foundations, kitchen and bathrooms — putting a 50 m² 1-bed home at €120,000 to €160,000, a 75 to 85 m² 2 to 3 bed home at €175,000 to €255,000, and a 110 m² 3 to 4 bed family home at €260,000 to €350,000.
Standalone modular houses built on your own site: steel frame vs timber frame, planning permission, BCAR and mortgage rules.
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
€192,000 to €256,000
Full planning permission required
Based on 80 m² at our turnkey habitable unit guide rate of €2,400 to €3,200 a m² (including 13.5% VAT on supply and installation). A standalone modular house on its own site always needs full planning permission and Building Control (BCAR) sign-off, regardless of whether it is 80 m² or larger.
Send this for a written quoteTurnkey standalone modular home prices by floor area
| Home size | Typical layout | Factory shell only | Turnkey finished (13.5% VAT) |
|---|---|---|---|
| 45 to 55 m² | 1-bed or compact 2-bed bungalow | €54,000 to €99,000 | €110,000 to €175,000 |
| 75 to 85 m² | 2 to 3 bed family bungalow | €90,000 to €153,000 | €175,000 to €255,000 |
| 100 to 120 m² | 3 to 4 bed house | €120,000 to €216,000 | €240,000 to €380,000 |
Standalone homes on a separate site also have council development contributions, Irish Water / Uisce Éireann and ESB Networks new-connection fees, and wastewater treatment (septic tank / percolation) on rural sites.
What a standalone modular house needs for planning and a mortgage
- Full planning permission. Any new standalone dwelling on its own site (or any second house that does not fall inside the 32–45 m² Class 3A rear-garden rules) requires full planning permission from the county council.
- Building Regulations & BCAR. A new dwelling must reach an A2 BER (NZEB standard with heat pump and mechanical ventilation) and have a Commencement Notice and Building Control (BCAR) certification.
- 60-year structural certification. If you are using a stage-payment self-build mortgage, your lender and assigned certifier will ask for NSAI Agrément certification (or equivalent structural engineer durability sign-off for 60 years) on the modular system before you order.
What modular buildings cost in Ireland
Our price guide by size and specification, including 13.5% VAT on supply and installation.
| Job | Typical cost | What moves the price |
|---|---|---|
| Insulated garden office or studio, 12 to 16 m² (Class 3) | €18,000 to €32,000 | Cladding, glazing, base and cable run from the house |
| Large garden room or gym, 20 to 30 m² (Class 3 max) | €28,000 to €55,000 | Up to the 30 m² non-habitable exemption limit; no plumbing or kitchen |
| Class 3A habitable garden dwelling, 32 to 37 m² (1-bed) | €65,000 to €105,000 | Kitchen, shower room, Building Regs insulation, base and service hook-ups |
| Class 3A maximum garden dwelling, 40 to 45 m² (1 to 2 bed) | €80,000 to €135,000 | Largest exempt rear-garden unit (45 m² total garden structures cap) |
| Standalone 2 to 3 bed modular home, 75 to 85 m² | €175,000 to €255,000 | Full planning permission, BCAR, foundations and site services |
| Factory shell only (weathertight exterior), per m² | €1,200 to €1,800 a m² | Excludes groundworks, internal plumbing/kitchen and service connections |
| Insulated & fitted garden room rate, per m² | €1,600 to €2,400 a m² | Includes 13.5% VAT when supplied and installed by the builder |
| Turnkey habitable modular home rate, per m² | €2,400 to €3,200 a m² | All-in with kitchen, bathroom, foundations and 13.5% VAT |
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
Are modular homes permanent buildings?
Turnkey residential modular homes built to Irish Building Regulations (NZEB / A2 BER) on permanent concrete or engineered screw-pile foundations are permanent dwellings with a 60+ year design life — completely different from mobile homes or light seasonal log cabins.
How much faster is a modular house than a block-built house?
Once planning permission is granted, factory fabrication and site groundworks happen in parallel over 6 to 10 weeks, and the house is weather-tight on site in days rather than 9 to 14 months of wet-trade block laying.
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.