Where the plot is
It sets the transport, the cost of local labour and the permitting rules. It is the one piece of information that lets us stop guessing.
Cost transparency
How the price of a modular home is built up
We do not publish price lists, because a list price is never the price of your project. This page shows which items make up the total cost, what each one includes and what depends on your plot. At the end, ask for a quotation and we work out the whole figure for you.
The whole figure
The six items in any modular home
Only the first one leaves our factory. The others exist in any build, modular or traditional, and they are where projects usually overrun.
| Item | Who carries it out | What makes it vary |
|---|---|---|
| The module, ex-works | Modular Living Europe | Model, area, layout and finish level |
| Transport to the plot | Us, with a haulier | Country, distance, number of modules and abnormal-load permits |
| Foundations | Local contractor | Soil type, slope, need for retaining works |
| Water, power and drainage connections | Local contractor | Distance to the mains and whether they already reach the street |
| Design and permits | Local engineer and the council | Municipality, intended use and planning rules for the plot |
| Crane and installation | Us, with our own crew | Site access, crane reach required and number of days |
In our quotation each of these items appears separately and is marked as included or excluded. It is the only honest way to compare offers.
Why we do not publish a price list
A price list gives you a number that is almost never yours. Two identical houses, one in Portugal and one in Austria, one on flat ground and one on a slope, one with mains in the street and one without, reach handover at very different figures. Publishing a single number would force us into one of two things: inflating it to cover the worst case, or keeping it low and then adding extras halfway through the build. Neither seems decent to us.
We prefer the slower route: find out where the plot is, what you want to build and what for, and only then put a figure on it. It takes us a day or two; it saves you months of surprises.
What is always included in the module
- Verified structure: calculated to Eurocode 3, with the seismic and wind zone set for your location.
- Insulation and airtightness: continuous insulation, thermal bridge breaks, a vapour barrier and an airtightness test before the module leaves the factory.
- Thermally broken frames with double glazing, and triple glazing available for cold climates.
- Complete services: certified electrics with consumer unit and RCD, hot and cold water, vented drainage and provision for HVAC and photovoltaics.
- Interior and exterior finishes at the level you choose, with kitchen and bathroom fitted according to the model.
- Warranty: 10 years on the structure, 2 years on equipment and finishes.
What is never included
- The land.
- Design fees and permit charges, which are paid to the council and to engineers in your own country.
- Foundations and site preparation, carried out before the house arrives.
- Connections to the public mains, from the plot boundary to the house.
- Furniture, landscaping, pool, walls and gates.
Foundations, connections and permits do not go through us and we take no margin on them — which is also why we have no reason to play them down when we tell you what to budget for.
What moves the total
Four things that change your budget
How you get onto the plot
An articulated lorry and a crane have to reach it. A narrow lane or a slope means a longer-reach crane and more days on site.
The mains services
Water, power and drainage already in the street make the connections simple. Where they do not exist, this is the item that varies most, and sometimes the largest of all.
The finish level
Essential, Signature or Atelier. The structure and the insulation are the same; what changes is what you see, walk on and touch.
How to compare offers without being caught out
The market for container and modular homes shows an enormous spread of figures, and some offers only look cheap. Publications such as Habitissimo, Zaask, idealista and Santander's prefab housing guide show that range clearly. The difference is rarely the seller's margin: it is what was left out.
Always ask this of anyone who gives you a number
- The thickness and type of insulation, and the U-value of wall, roof and floor.
- Whether the structure has verified calculations to Eurocode, and for which seismic and wind zone.
- Whether the frames are thermally broken and what glazing they carry.
- What the services include: consumer unit, RCD, water, vented drainage.
- What warranty covers the structure and for how many years, in writing.
- Which of the six items above sit inside the figure quoted and which are left to you.
Two offers with the same final number can be completely different projects. When you ask us for a quotation, you get this list answered point by point, so you can compare us with anyone you like.
Payment
How payment works
Signature
Order confirmed, detailed design started and a production slot reserved.
Production starts
Once the design is approved and the permit has been issued.
Module complete
Before transport, with a photographic report and the tests carried out.
Handover
After installation, connections and signature of the acceptance certificate.
Frequently asked questions
Prices: the practical questions
Why are there no prices on the site?
Because we would rather speak to you first. What a house costs depends on the model, the plot, the country and what you want to do with it; a number published without that context would mislead some people and be unfair to others. Ask for a quotation and answer a few questions: you get a figure worked out for your case, with every item set out separately.
How long does a quotation take?
We reply to a first enquiry within 24 working hours with a short set of questions. Once the country, the locality and the layout are settled, the detailed quotation usually follows within two to five working days.
Does the quotation include VAT?
The quotation always states the figure with and without VAT and the rate applied. The rate depends on the country, on how the works are classified and on the client's status; for a company with a valid intra-community VAT number, the invoice is issued accordingly.
Is there a discount for several units?
Yes. From three identical units we apply a progressive discount, which increases on runs of more than ten modules. The saving comes from repetition in the factory and from optimising transport and craneage, and that saving is what we pass on to you.
Can I get a mortgage on a modular home?
Yes, provided the house is fixed, permitted, has an occupancy licence and is registered. Banks finance the property, not the module; mobile or unpermitted units do not work as security. We supply all the technical documentation the bank valuation requires.
Can the figure go up after signature?
The module price is fixed and does not change, other than for alterations you ask for in the design. Foundations and connections are quoted on the basis of the information about the plot; if that information is incomplete and, say, rock appears at excavation depth, the adjustment is set out and approved before any work is carried out.
Get a quotation for your plot
Tell us where the land is and which layout you are after. We reply within 48 hours with a detailed quotation, a lead time and a clear list of what is and is not included.