Modular home costs. Every number on the page.
A modular home has two prices: the dwelling, which is fixed, and the site, which depends on your land. Most builders show you the first and let you discover the second. Here are both, priced from builds we have invoiced.
- $99,900Dwellings from, inc GST
- $30–70kTypical site costs, all told
- $178,600–$191,6001-bed all-in, installed inc GST
- 6 models16–54sqm, two widths
Dwelling price vs site costs.
The dwelling price
Fixed at contract. It covers the complete Class 1a home: architect-designed, factory-built at Laceys Creek, finished inside and out, certified. It does not move once you sign.
Site costs
Everything between your land and a liveable home: approvals, footings, services, transport, crane. These depend on your block, which is why anyone quoting them without seeing it is guessing. We quote them in writing after a site review.
Every model, with the all-in number.
| Model | Dwelling, inc GST | of which GST | Typical all-in, installed inc GST |
|---|---|---|---|
| Compact 4.816.3sqm · 4.8m × 3.4m | $99,900 | $9,082 | $138,600–$151,600 |
| Studio 6.020.4sqm · 6.0m × 3.4m | $109,900 | $9,991 | $148,600–$161,600 |
| Standard 8.428.6sqm · 8.4m × 3.4m | $139,900 | $12,718 | $178,600–$191,600 |
| Wide 8.433.6sqm · 8.4m × 4.0m | $144,900 | $13,173 | $183,600–$196,600 |
| Flex 10.843.2sqm · 10.8m × 4.0m | $169,900 | $15,445 | $208,600–$221,600 |
| Family 13.554.0sqm · 13.5m × 4.0m | $199,900 | $18,173 | $238,600–$251,600 |
All-in includes the dwelling, GST, delivery in SEQ, footings, site works and approvals, based on invoiced builds. Your site sets where you land inside the range: a formal quote follows a site review. Compare every model on the range page.
On our completed builds, approvals ran $16,700 to $19,750 and site works $20,000 to $51,000.
Wavell Heights (Brisbane) and Petrie (Moreton Bay). The Wavell job carried a 27m crane lift on a main road; easy-access blocks sit at the bottom of the range.
Site costs, explained.
| Component | Low | High |
|---|---|---|
| Soil test + site surveyFeeds the footing design | $1,500 | $3,500 |
| Certifier + approvalsCertification, referrals, consultants | $14,000 | $20,000 |
| FootingsScrew piles typical; piers or slab on some sites | $4,500 | $15,000 |
| Service connectionsWater, sewer or septic, power | $5,000 | $20,000 |
| TransportSEQ delivery; pilot vehicle for 4.0m models | $2,000 | $6,000 |
| Crane + riggingLift weight and access set the day rate | $3,500 | $9,000 |
| Council feesInfrastructure charges where they apply | $0 | $10,000 |
What moves the number: slope and access, services, distance from the factory, and bushfire rating. Building on acreage? Read the acreage guide.
Three typical projects.
- Dwelling, inc GST$109,900
- of which GST$9,991
- Site costs, flat block$28–38k
- Dwelling, inc GST$139,900
- of which GST$12,718
- Site costs, moderate slope$38–52k
- Dwelling, inc GST$199,900
- of which GST$18,173
- Site costs, septic + BAL$52–70k
Illustrative SEQ scenarios, not quotes. Running it as an investment? Use the investment calculator or read the Airbnb rules guide.
Three ways in, starting at $39,900.
The same engineered module sells at three stages of finish. Do more yourself, pay less up front: every price and every inclusion is published.
Full granny flat pricing, rules by council and freight Australia-wide · the complete cost breakdown, line by line.
Will it fit your block?
Cost questions, answered.
How much does a modular home cost in Queensland?
What do site costs include?
Is there a lower-cost way in than a complete home?
Are these prices fixed?
Tell us your block. We tell you the whole price.
Model, site costs, approvals and timing, in writing, before you commit to anything.