The question "how much does a modular home cost?" sounds simple, but the answer depends on two factors that most quotes don't clarify for you: which type of modular home you choose, and at what finishing stage you're comparing prices.
A turnkey modular home costs between €800 and €1,200/sqm in 2026, regardless of system — container, steel structure, timber, SIP panels, or precast concrete. Turnkey price differences are surprisingly small. But the differences at the "shell" stage are huge — and that's exactly where the biggest savings opportunity hides.
In this article you'll find real prices for each type of modular home, broken down by stage (kit, shell, turnkey), with concrete examples for the most sought-after sizes: 60 sqm, 80 sqm, 100 sqm, 120 sqm, and 150 sqm.
What Do "Turnkey," "Shell," and "Kit" Mean?
Before comparing prices, we need to speak the same language. These terms mean different things to different manufacturers, but here's the correct definition:
Kit (or structure) — you receive the structural materials: panels, beams, assembly elements. No installation labor, no roof, nothing else. It's essentially "the house in boxes on a truck."
Shell (la roșu) — the structure is assembled, the roof is on, the walls are closed in. The house is weathertight, but has no installations or interior/exterior finishes. This is where the critical difference appears: with SIP panels, the "shell" stage includes the thermal insulation built into the panels. With every other system, insulation is an additional cost you have to add separately.
Turnkey — the house is ready to move into. It includes: structure, roof, insulation, plumbing, electrical, and heating installations, joinery (doors + windows), interior finishes (flooring, wall tile, filler, painting), exterior finish (plaster or siding). It usually does not include: furniture, fencing, outdoor landscaping, or utility hookups.
Watch out for quotes: many manufacturers present the "shell" price as the price of the house, without mentioning that you still need to invest 40-60% of the total budget in insulation, installations, and finishes.
Modular Home Prices 2026 — by Type and Stage
Comparison Table: Price per Square Meter
Stage | Container | Steel Structure | Timber | SIP Panels | Precast Concrete |
|---|---|---|---|---|---|
Kit / materials | €150-250/sqm | €200-350/sqm | €180-300/sqm | €120-200/sqm | €300-500/sqm |
Structure installation | included* | €100-150/sqm | €100/sqm | €70/sqm | €120-180/sqm |
Shell (without insulation) | €250-400/sqm | €350-500/sqm | €300-450/sqm | — | €450-650/sqm |
Shell (with insulation) | €400-500/sqm | €450-600/sqm | €400-550/sqm | €190-270/sqm | €500-700/sqm |
Turnkey (standard) | €800-900/sqm | €900-1,200/sqm | €900-1,100/sqm | ~€1,000/sqm | €1,000-1,200/sqm |
*The container arrives as a complete module — "installation" is essentially crane positioning
The numbers reveal something few manufacturers communicate transparently: turnkey, all systems cost about the same. The price difference between the cheapest (container, €800-900/sqm) and the most expensive (concrete, €1,000-1,200/sqm) is only 20-30%.
But look at the "shell with insulation" line. SIP sits at €190-270/sqm — less than half of any other system. And this isn't a "compromise" insulation: SIP panels have U-values of 0.14-0.22 W/m²K, i.e. passive-house performance. With the other systems, insulation that comes separately costs money, time, and introduces thermal bridging at every structural profile or beam.
What Does This Mean in Practice?
If you hire a company to build your house turnkey, you'll pay roughly the same regardless of system — the differences get absorbed into finishes, installations, and labor. The choice is more about performance, construction time, and preferences.
But if you're planning to do some of the work yourself — filler, painting, flooring, tiling, even some of the installations — then the system you choose matters enormously. With SIP, you start from a fully enclosed and insulated house at €190-270/sqm. Everything that follows is work a person with average experience can do on their own. With the other systems, even the "shell with insulation" stage costs €400-700/sqm, and you still have the finishes ahead of you.
How Much Does a Modular Home Cost by Size?
Price per square meter is useful for comparison, but in the end the total amount is what matters. Here are realistic estimates for the most popular sizes:
60 sqm Modular Home
Shell with insulation | Turnkey | |
|---|---|---|
Container | €24,000-30,000 | €48,000-54,000 |
Steel structure | €27,000-36,000 | €54,000-72,000 |
Timber | €24,000-33,000 | €54,000-66,000 |
SIP Panels | €11,400-16,200 | ~€60,000 |
Precast concrete | €30,000-42,000 | €60,000-72,000 |
80 sqm Modular Home
Shell with insulation | Turnkey | |
|---|---|---|
Container | €32,000-40,000 | €64,000-72,000 |
Steel structure | €36,000-48,000 | €72,000-96,000 |
Timber | €32,000-44,000 | €72,000-88,000 |
SIP Panels | €15,200-21,600 | ~€80,000 |
Precast concrete | €40,000-56,000 | €80,000-96,000 |
100 sqm Modular Home
Shell with insulation | Turnkey | |
|---|---|---|
Container | €40,000-50,000 | €80,000-90,000 |
Steel structure | €45,000-60,000 | €90,000-120,000 |
Timber | €40,000-55,000 | €90,000-110,000 |
SIP Panels | €19,000-27,000 | ~€100,000 |
Precast concrete | €50,000-70,000 | €100,000-120,000 |
120 sqm Modular Home
Shell with insulation | Turnkey | |
|---|---|---|
Container | €48,000-60,000 | €96,000-108,000 |
Steel structure | €54,000-72,000 | €108,000-144,000 |
Timber | €48,000-66,000 | €108,000-132,000 |
SIP Panels | €22,800-32,400 | ~€120,000 |
Precast concrete | €60,000-84,000 | €120,000-144,000 |
150 sqm Modular Home
Shell with insulation | Turnkey | |
|---|---|---|
Container | €60,000-75,000 | €120,000-135,000 |
Steel structure | €67,500-90,000 | €135,000-180,000 |
Timber | €60,000-82,500 | €135,000-165,000 |
SIP Panels | €28,500-40,500 | ~€150,000 |
Precast concrete | €75,000-105,000 | €150,000-180,000 |
→ Calculate the exact price for your size — instant calculator
Hidden Costs to Watch Out For
The prices above are for the house itself. But a project's total budget also includes:
Foundation — between €30/sqm (simple raft foundation, suited to lightweight SIP or timber homes) and €80/sqm (classic foundation with a plinth, needed for heavy concrete homes). For a 100 sqm house: €3,000-8,000. Complete guide: foundations for SIP panel homes →
Technical design — a complete project (architecture + structure + installations) costs between €1,500 and €5,000 depending on complexity. It's a mandatory investment — without a project you can't get a building permit.
Utility hookups — water, sewage, electricity, gas (if applicable). Costs vary enormously depending on the distance to the network: from €1,000 if you're right by the road, to €5,000-10,000 if a line needs to be run hundreds of meters.
Outdoor landscaping — walkways, driveway, fence, gate, terrace, garden. Budget at least €5,000-15,000 for a decent minimum.
Realistic total project cost for a 100 sqm modular home: the price of the house (€80,000-120,000 turnkey) + foundation + design + utility hookups + landscaping = €100,000-150,000 total budget, depending on the system and finishing level.
How Do You Maximize Savings on a Modular Home?
The turnkey price isn't mandatory — it's the price where the manufacturer or builder does everything for you. If you're willing to invest your own time and effort, you can significantly reduce the total cost.
The most effective strategy: choose a system that gives you the best base at the lowest price, and do the rest yourself.
With SIP panels, a kit with professional installation runs €190-270/sqm. At that stage you have: the complete structure, the roof, closed and insulated walls. From there, the work that follows is:
Electrical installations — if you have experience, you can run the wiring yourself; the panel and utility connection should be done by a licensed electrician
Plumbing — simple runs you can install yourself; connections require a plumber
Filler + primer + washable paint — the most accessible DIY job, saving €15-25/sqm in labor
Flooring / tile / wall tile — doable with a bit of practice; saving €10-20/sqm in labor
Exterior plastering — harder to DIY, but feasible for those with experience
Realistic savings through DIY: 30-50% of the difference between the shell price and the turnkey price, i.e. €20,000-40,000 on a 100 sqm house.
This is much harder to achieve with the other systems. With a container, you still have to add insulation (specialized work). With a steel structure, fixing thermal bridging requires precise installation of continuous exterior insulation. With concrete, the intermediate work is heavy and requires machinery. SIP gets you to the point where you can take over with the least specialized knowledge required.
→ See the available kits — from 30 sqm to 170 sqm
The Long-Term Price: Your Energy Bill
Something few people calculate when comparing prices: how much does the house cost over 20 years of use?
A SIP modular home with 224mm graphite EPS walls has a U-value of 0.14 W/m²K. A steel-frame home with insulation between profiles: U = 0.25-0.35 W/m²K. A container with added insulation: U = 0.35-0.50 W/m²K.
The practical difference: a SIP home consumes 2-4 times less energy for heating. Over 20 years, at current energy prices, that means a saving of €10,000-25,000 — money that offsets any initial difference in turnkey price.
When comparing prices, don't just compare the construction cost. Compare the total cost of ownership: construction + energy + maintenance over the life of the house.
Frequently Asked Questions About Modular Home Prices
Are the Prices with or without VAT?
It depends on the manufacturer. The prices in this article are indicative and include VAT where specified. Always ask for a quote with VAT included and check whether it includes transport.
Can a Modular Home Be Paid in Installments?
Directly with the manufacturer, payment is usually made in installments (deposit + delivery or installation). For bank financing, some banks accept mortgage loans for modular homes, but they require an approved project and an appraisal.
Why Do Prices Vary So Much?
Three main factors: location (transport matters), project complexity (a simple single story vs. an irregularly shaped attic), and finishing level. The difference between standard and premium finishes can be €150-250/sqm — essentially the cost of a studio apartment, if you add up the square footage.
Is It Worth Buying a Kit and Installing It Myself?
Installing the structure (whether SIP, steel, or timber) requires experience and equipment.
How Do I Get an Accurate Price Quote?
The exact price depends on your specific project: dimensions, shape, floors, finishing level, location. At Bucovina SIP, the first step is always the design — a technical project that the real quote is based on, not generic estimates. Request a personalized quote →
The prices in this article are indicative, based on the Romanian market in 2026. Actual prices vary depending on the project, location, and supplier. Last updated: March 2026.
Bucovina SIP is a SIP panel manufacturer with a factory in Iași, a SIPA USA member. We offer SIP panel home kits with nationwide delivery. Instant price calculator →
