2 bed modular home · 48 m²
2 Bed Granny Flat — 48 m² ICF Garden Home
€152,658 incl. 13.5% VAT
€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.
- Planning
- Standard permission
- Structural build*
- 5–10 days
- Bedrooms
- 2 bedroom
- Construction
- ICF poured concrete
Name and number first, optional site details afterwards. We'll call within one working day. No obligation.
Site works, connections and professional fees are extra. *5–10 days is the structural build once foundations are ready, not the full project timeline.
Indicative concept layout, not a scaled architectural drawing. Final layout is confirmed during design — every unit is custom designed for its site.
2 bed modular home price in Ireland
The 48 m² 2 Bed Granny Flat costs €134,500 + VAT at 13.5% (€152,658 incl. 13.5% VAT): a fixed price that includes design, build and full project management. Site works, connections and professional fees depend on your site and are quoted after your free site visit.
At 48 m² it is above the 45 m² exemption cap, so standard planning permission applies; we prepare and manage the application. For two bedrooms without planning permission, the 45 m² 1 or 2 Bed Granny Flat (€126,500 + VAT (€143,578 incl. 13.5% VAT)) can be configured as a 2 bed.
Two-bed granny flat guides
*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.
Rather talk it through?
We'll ring you about the 2 Bed Granny Flat
Leave your name and mobile and one of the team will call you back within one working day to talk through your garden, the 48 m² layout and the next steps. No obligation.
Or call us now on 089 453 2374.
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Frequently asked questions
How much does a 2 bed modular home cost in Ireland?+
Our 48 m² 2 Bed Granny Flat is €134,500 + VAT at 13.5% (€152,658 incl. 13.5% VAT), as a fixed price including design, build and full project management. Site works, connections and professional fees are excluded and quoted after your free site visit.
Does the 2 Bed Granny Flat need planning permission?+
Yes — at 48 m² it sits above the 45 m² exemption cap, so standard planning permission applies. We prepare and manage the application for you.
How long does it take to build?+
The on-site structural build takes 5–10 days once foundations are ready. Design, the Class 3A notification to your council (or planning permission), the building control Commencement Notice and connections come before that — we project manage the whole sequence.
What standard is it built to?+
Full residential standard. A Class 3A garden home is a new dwelling, so full building control applies: a Commencement Notice with compliance documents is lodged on the Building Control Management System (BCMS) 14–28 days before work starts, with a design certifier, an assigned certifier and a competent builder, and a Certificate of Compliance on Completion must be registered before anyone moves in. It is designed to BER A0, as a design target: the Department’s guidance says a BER is not legally required for a standalone building under 50 m². We can arrange a BER assessment if you want one. The ICF wall gives you a reinforced concrete core with continuous insulation on both sides.