Independent living, steps from the back door
An extra home in the garden for a parent, an adult child, or long-term guests — poured concrete and designed to BER A0*. Home prices start at €106,577 incl. 13.5% VAT (33 m²), with site works, connections and professional fees quoted separately. Compare the sizes and granny flat prices below.
Leave your name and number first; planning and site details are optional afterwards. We'll call within one working day, with no obligation.
Homes of 32–45 m² can qualify for the planning exemption, subject to your site meeting the conditions. We check this at your free site visit.
*Design target, not a certificate: a BER is not legally required for a standalone building under 50 m², and we can arrange a BER assessment on request. A0 = 42 kWh/m²/yr or less primary energy plus SEAI zero-emission criteria (scale in force from 24 May 2026).
Fixed prices, custom designed
Compare the home sizes and bedroom layouts, then open a floor plan or ask about that size. Design, build and full project management are included; site works, connections and professional fees are quoted separately after your free site visit.
33 m² · 1 bedroom
1 bedroom
€93,900
+ VAT @ 13.5%
The smallest home we build: 33 m² on the external footprint, inside the 32–45 m² Class 3A band. A separate bedroom, a bathroom and a living-kitchen facing the garden, in solid ICF. Our Dodder, Dargle and Tolka concept plans lay it out three ways, including a 4.5 m-wide plan for narrow gardens.
Enquire About This SizeView details & floor plan →45 m² · 1 bed (2 bed possible)
1 bed (2 bed possible)
€126,500
+ VAT @ 13.5%
45 m² is the top of the 32–45 m² Class 3A band, counting any earlier sheds or garden rooms. Five concept plans show the options: a king-size bedroom in the Liffey, level access and wheelchair turning space in the Boyne, a flex room for working from home in the Barrow, two bedrooms in the Shannon and the squarer 42 m² Nore.
Enquire About This SizeView details & floor plan →48 m² · 2 bedroom
2 bedroom
€134,500
+ VAT @ 13.5%
Two bedrooms in 48 m², built in ICF. That is 3 m² over the 45 m² Class 3A cap, so it needs full planning permission, which we prepare and manage for you. To avoid a planning application, our 45 m² size can take two bedrooms instead, as the Shannon concept plan shows.
Enquire About This SizeView details & floor plan →*Subject to site eligibility under S.I. No. 340/2026, Class 3A (32–45 m² in the rear garden, owner living in the main house, at least 25 m² of garden remaining, own access within the garden, 14-day notice to the council) — confirmed at your free site visit. Build time refers to the on-site structural build once foundations are ready; excludes design, planning and connections lead-time. Prices exclude site works, connections and professional fees. †Garden Studio: Class 3, Part 1, Schedule 2, Planning and Development Regulations 2001, as substituted by S.I. No. 338/2026. Not forward of the front wall; finishes to match the house if built to the side; not for human habitation. May not apply where planning conditions restrict exempt development. Counts towards the 45 m² Class 3A limit if you later add a garden home. Confirmed at your free site visit.
The structural build time starts once foundations are ready. Design, planning, finishing and connections add time; it is not a move-in deadline. Need a home office instead? See the non-habitable Garden Studio.
Fixed prices, design and build included
The 33 and 45 m² sizes sit inside the 32–45 m² band, so they can be built without planning permission if your garden qualifies. The 48 m² 2 Bed Granny Flat needs standard planning permission, which we handle. Every price includes design, build and full project management.
| Size & model | Fixed price | Bedrooms / use | Planning |
|---|---|---|---|
| 33 m²1 Bed Granny Flat | €106,577incl. 13.5% VAT€93,900 + VAT | 1 bedroom | Can be exempt* |
| 45 m²1 or 2 Bed Granny Flat | €143,578incl. 13.5% VAT€126,500 + VAT | 1 bed (2 bed possible) | Can be exempt* |
| 48 m²2 Bed Granny Flat | €152,658incl. 13.5% VAT€134,500 + VAT | 2 bedroom | Standard permission |
These costs are assessed after your free site visit, so the home price is not the total project budget.
Your written quote confirms the layout, finishes, specification and site costs. Check what is included before committing to the build.
The 5–10 days build time is the on-site structural build once foundations are ready. Design, planning, connections and finishing add time; it is not a move-in deadline.
See the steps from site visit to handover and who builds your Nua Living home.
Planning notes marked * are set out in full under the size cards above. Site works, connections and professional fees are quoted after your free site visit.
See the full modular homes price list, with what is included →What changed on 27 July 2026
Taken from S.I. No. 340/2026 (Class 3A), in operation since 27 July 2026. Rules can change — we'll confirm current eligibility for your specific site at your free consultation.
Good to know
Nua Living granny flats are fixed-price: €93,900 (€106,577 incl. 13.5% VAT) for the 33 m² 1 Bed Granny Flat and €126,500 (€143,578 incl. 13.5% VAT) for the 45 m² 1 or 2 Bed Granny Flat (both + VAT @ 13.5%), both usually planning-exempt at 32–45 m². The 48 m² 2 Bed Granny Flat is €134,500 + VAT @ 13.5% (€152,658 incl. 13.5% VAT) with standard planning permission, which we handle. Prices include design, build and full project management.
Since 27 July 2026, a detached garden home of 32–45 m² is exempt from planning permission under S.I. No. 340/2026 (Class 3A), provided it sits in the rear garden of your main home, at least 25 m² of garden remains, it is at least 0.6 m from any boundary, it has its own access within the garden, you live in the main house as your sole or main residence, and you notify the council 14 days before starting. Building Control still applies in full, because a garden home is a new dwelling. Two separate, mandatory steps come before work starts: the free Class 3A notification to your council at least 14 days ahead, and a Building Control Commencement Notice on BCMS 14–28 days ahead, because a garden home is a new dwelling. We prepare and lodge both for you; you sign them as the owner.
Yes, for longer stays, but never as a short-term let: S.I. No. 340/2026 rules that out, and the garden home stays occupied together with the main house and cannot be sold or split off separately. Budget 2027 (6 October 2026) extended Rent-a-Room relief to new detached garden homes of 32–45 m² built under Class 3A, backdated to 27 July 2026. The tax-free annual limit rises from €14,000 to €16,000 from 1 January 2027. Rent-a-Room relief is built around licence arrangements: the person living in the garden home is a licensee, like a lodger, not a tenant. Announced in Budget 2027 and subject to the Finance Act and Revenue guidance, which will set out exactly who qualifies and on what conditions. This is general information, not tax advice — your accountant can confirm how it applies to you. Our Rent-a-Room relief guide explains who qualifies and how the annual limit works.
A Nua Living granny flat is a poured reinforced-concrete structure with continuous insulation on both sides, built to full residential standard and designed to BER A0 (a design target, not a certificate; we can arrange a BER assessment on request). It is a permanent home built on your site.