Fixed price list · custom designed
Homes of 33–48 m² for Irish gardens, each at a fixed price you see before we start, plus the 25 m² Garden Studio, a garden room for working from home. You choose a standard size, as with any modular home. The difference is the build: the walls are Insulated Concrete Formwork, with a reinforced concrete core poured on your own site rather than panels made in a factory.
Serving Dublin & commuter counties — building nationwide
Leave your name and number first; planning and site details are optional afterwards. We'll call within one working day to discuss your free site visit, with no obligation.
Site works, connections and professional fees are quoted separately after your site visit. The home price is not the total project budget.
Fixed prices · VAT at 13.5%
Every size at a glance. Each price is fixed and covers design, build and full project management, with VAT at 13.5% added. Each model links to its floor plan and full details.
| Size & model | Fixed price | Bedrooms / use | Planning |
|---|---|---|---|
| 25 m²Garden Studio | €78,315incl. 13.5% VAT€69,000 + VAT | Garden room · not for sleeping in | Exempt as garden room† |
| 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 |
Planning notes marked * and † are set out in full under the size cards below.
Site works, connections and professional fees depend on your site, so we price them after your free site visit.
Fixed prices, custom designed
Every Nua Living modular home is custom designed for your site, with design, build and full project management included in the price. Choose the size that fits your garden and your plans.
25 m² · Garden room / home office
€69,000
+ VAT @ 13.5%
A 25 m² garden room with the same poured-concrete ICF walls as our homes, for a year-round home office, studio, gym or music room. Under Class 3 it needs no planning permission while your garden structures total 30 m² or less. It is not a dwelling, so no one can live or sleep in it.
Enquire About This SizeView details & floor plan →33 m² · 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)
€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
€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.
Indicative layouts
Every home is custom designed for your site — these layouts show a typical arrangement for each size so you can picture the space before your free consultation.
Layouts shown are indicative concept drawings for illustration, not scaled architectural drawings. Final layout is confirmed during design.
Want to see more? Browse ten scaled concept plans from 32 to 45 m² with furniture, room areas and internal dimensions — free to download as PDF, PNG or SVG.
Browse & download floor plansCompare the complete project
Compare scope and specification as well as the headline price. The construction method alone does not establish energy performance, planning eligibility or lender acceptance.
| Feature | Nua Living (ICF) | Timber / steel modular | Traditional blockwork |
|---|---|---|---|
| Construction | ICF: concrete poured between permanent layers of insulation on your site | Ask how the frame, insulation and site assembly are specified | Ask for the wall build-up and construction specification |
| Energy and comfort | Ask for the project insulation, ventilation and airtightness specification | Compare the same specification and design targets | Compare the same specification and design targets |
| Programme | 5–10 days for the structural build once foundations are ready; other stages add time | Request the complete programme, including site preparation and finishing | Request the complete programme, including site preparation and finishing |
| Home price | From €93,900 + VAT (€106,577 incl. 13.5% VAT) for 33 m²; site works, connections and professional fees are extra | Request a written price with VAT, inclusions and exclusions | Request a written price with VAT, inclusions and exclusions |
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 ICF modular homes have fixed prices: €93,900 + VAT (€106,577 incl. 13.5% VAT) for the 33 m² 1 Bed Granny Flat, €126,500 + VAT (€143,578 incl. 13.5% VAT) for the 45 m² 1 or 2 Bed Granny Flat and €134,500 + VAT (€152,658 incl. 13.5% VAT) for the 48 m² 2 Bed Granny Flat. The 25 m² Garden Studio, a garden room rather than a home, is €69,000 + VAT (€78,315 incl. 13.5% VAT). VAT is charged at 13.5%. Prices include design, build and full project management, and exclude site works, connections and professional fees, which are quoted after your free site visit.
Our one-bedroom modular homes are the 33 m² 1 Bed Granny Flat at €93,900 + VAT (€106,577 incl. 13.5% VAT) and the 45 m² 1 or 2 Bed Granny Flat at €126,500 + VAT (€143,578 incl. 13.5% VAT), with VAT at 13.5%. Both sizes sit inside the 32–45 m² band, so either can be built without planning permission if your site meets the Class 3A conditions. Each price is fixed and includes design, build and full project management; site works, connections and professional fees are quoted after your free site visit.
The 45 m² 1 or 2 Bed Granny Flat is €126,500 + VAT (€143,578 incl. 13.5% VAT) and can be planning-exempt under Class 3A, subject to site eligibility. The 48 m² 2 Bed Granny Flat is €134,500 + VAT (€152,658 incl. 13.5% VAT) and needs standard planning permission, which we handle. VAT is charged at 13.5%. Each price is fixed and includes design, build and full project management.
Yes, if your site qualifies. 45 m² is the largest garden home S.I. No. 340/2026 (Class 3A) allows without planning permission, counted together with any earlier Class 3 garden structures such as a shed or garden room. Our 45 m² 1 or 2 Bed Granny Flat sits right at that limit, at €126,500 + VAT (€143,578 incl. 13.5% VAT): a one-bedroom layout with generous living space that can be configured as a two-bed. We confirm eligibility at your free site visit.
Nua Living homes are Insulated Concrete Formwork (ICF): a reinforced concrete core poured on your site between two layers of insulation. They are built on your site rather than delivered as factory-made panels. We call them modular because you choose a standard size, custom designed for your site, at a fixed price you see before we start.
The on-site structural build takes 5–10 days once foundations are ready. Design, planning and connections add lead-time before that, which we manage for you.
Under S.I. No. 340/2026 (Class 3A), a detached garden home of 32–45 m² is exempt from planning permission, subject to conditions including at least 25 m² of remaining garden, 0.6 m from boundaries, its own access within the garden, the owner living in the main house and a 14-day notice to the council. Our 33 and 45 m² units sit inside that band. The 25 m² Garden Studio is below the 32 m² floor, so it is sold as a garden room or home office under the Class 3 garden-structure exemption (no more than 30 m² of garden structures in total) and cannot be lived in without permission; the 48 m² two-bed needs standard permission, which we handle.
Yes. We serve Dublin, Kildare, Meath, Wicklow and Louth and build nationwide. The fixed price for each size is the same wherever we build; site works, connections and professional fees depend on your site and are quoted after your free site visit.