Serving Dublin & surrounding counties
A permanent ICF home in your Dublin garden, built by Primestructures and managed by Nua Living. Home prices start at €106,577 incl. 13.5% VAT for 33 m². Site works, connections and professional fees are quoted separately after your free site visit.
Leave your name and number first. We'll call within one working day to discuss your garden and next steps; planning and site details are optional afterwards.
Four councils share County Dublin: Dublin City, Dún Laoghaire-Rathdown, Fingal and South Dublin. The exemption is the same in all four — a detached home of 32–45 m² in the rear garden, with at least 25 m² of garden left — but each takes the Class 3A notification its own way: Dublin City asks for an Ordnance Survey site location map, and Fingal's form asks whether you own and live in the house. Your council's details are below.
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.
Budget for your Dublin garden home
Compare the home price including VAT, then allow for the work your garden needs. The fixed home prices are the same nationwide; your site costs are assessed separately.
| 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.
You can request a callback before you have drawings or measurements. If you already have the information below, it will help us discuss your garden.
The visit helps establish the site requirements and next steps. It is not a promise of planning eligibility or a complete project price before the site work has been assessed.
Plan your Dublin build
Every size has a fixed home price. The on-site structural build takes 5–10 days once foundations are ready; design, planning, connections and finishing add time. Start with the guides below, compare the sizes, or browse the floor plans.
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.
The 14-day notification
County Dublin has 4 planning authorities — yours depends on your address. 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.
Checked 21 October 2026. Councils can update their forms; we always file on the current version.
The Class 3A notification and Commencement Notice, step by step →From first call to keys in hand
From a free planning check to the day you get the keys, with the paperwork handled for you.
Step 01
Leave your name and number, then check your garden if you like. We reply within one working day.
Step 02
We measure your garden and check it against the exemption, on the ground.
Step 03
Pick a layout or go custom, then get one fixed price in writing.
Step 04
The 14-day council notification and building control, prepared for you to sign.
Step 05
The site is prepared and the foundations go in, with services run from the main house.
Step 06
5–10 days on site by Primestructures’ own crew, once the foundations are ready.
Step 07
Windows, doors and roof, then the interior finished to your spec.
Step 08
Built to the BER A0 design standard, signed off, then the keys.
Step 09
Family close by or a long-term lodger, and we are still a call away.
Good to know
Yes. Nua Living builds ICF modular homes and granny flats across Dublin and the surrounding counties. The site visit and consultation are free, and the on-site structural build takes 5–10 days once foundations are ready.
The S.I. No. 340/2026 (Class 3A) exemption applies nationwide, including Dublin: a detached garden home of 32–45 m² is exempt from planning permission, subject to conditions (rear garden, at least 25 m² of garden remaining, 0.6 m from boundaries, own access within the garden, owner living in the main house, 14-day notice to the council). It runs until 31 December 2030. We check your specific site free of charge.
The 1 Bed Granny Flat (33 m²) and the 1 or 2 Bed Granny Flat (45 m²) are within the 32–45 m² band and can qualify, subject to site eligibility. The 2 Bed Granny Flat (48 m²) falls outside the band, so standard planning permission applies, which we handle for you. The 25 m² Garden Studio is a garden room, not a home: it is exempt under Class 3 as a garden structure and cannot be lived or slept in.
Prices are fixed nationwide: from €93,900 + VAT (€106,577 incl. 13.5% VAT) for the 33 m² 1 Bed Granny Flat to €134,500 + VAT (€152,658 incl. 13.5% VAT) for the 48 m² 2 Bed Granny Flat, including design, build and full project management. Site works, connections and professional fees are quoted after your free site visit in Dublin.
Dublin City Council, Dún Laoghaire-Rathdown County Council, Fingal County Council and South Dublin County Council are the planning authorities in County Dublin; you notify the one covering your address. The Class 3A notification goes in at least 14 days before work starts, with the location and Eircode of your property. Dublin City Council, Fingal County Council and South Dublin County Council publish their own notification forms, linked on this page with the address to send it to. It is separate from the building control Commencement Notice, which a garden home also needs. We prepare and lodge both for you; you sign them as the owner.
Primestructures’ own crew builds every home, with 10 years of ICF construction behind them. Every home is a reinforced concrete core poured on your site between two permanent layers of insulation. You deal with Nua Living throughout: one point of contact from your first call to handover.
Free, no-obligation quote
Start with your name and number so we can get back to you. Then check your garden and add any site details you know for your quote — the extra questions are optional. You deal with Nua Living throughout: one point of contact from your first call to handover. Primestructures’ own crew builds every home, with 10 years of ICF construction behind them.
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