The headline factory price is rarely the figure you actually pay. A UK modular home typically lands between £1,800 and £3,000 per square metre for the building itself, then groundworks, transport, craneage, service connections and fees add a further 25 to 45 percent on top. Enter your details below for a realistic low to high budget, broken down by line, and benchmarked against 2026 UK rates.

Your modular home

Internal floor area m² (all storeys)

Storeys

Specification level

Region

Site access and ground

Add the cost of buying the plot of land (uncheck if you already own it) Existing building on site needs demolishing first

A genuinely new modular dwelling is zero-rated for VAT in the UK, so the building work and materials carry no VAT. Professional fees (architect, structural engineer, planning consultant) are still charged with VAT at 20 percent, and that small amount is included in the fees line below. Buying a finished modular home from a developer, rather than commissioning your own, works differently and is outside this estimate.

Your modular home

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