How much does a modular home cost in Ireland?

Modular homes in Ireland from New Chapter Homes start from approximately €45,000 depending on the model and specification. Our Chapter One, Two and Three series offer different sizes and finishes to suit a range of budgets.

Do modular homes in Ireland need planning permission?

Planning requirements depend on the proposed use, size, location and circumstances of the property. A permanent modular home used as a dwelling generally requires planning permission. Certain developments may qualify for an exemption, subject to all applicable conditions. Customers should obtain site-specific advice from their local authority or planning professional.

How long does it take to build a modular home?

Modular homes from New Chapter Homes are typically manufactured within 8–12 weeks (indicative) and installed on site within a few days, depending on groundworks, site preparation, planning, and specification.

Do you supply garden rooms in Kildare?

Yes, New Chapter Homes is based in Naas, Co. Kildare and supplies garden rooms, garden studios and modular buildings across Kildare and nationwide.

Can I finance a modular home in Ireland?

Indicative finance options may be available from €200 per week (subject to status and lender approval) through our finance partners, with deposits from 10% and indicative approval timelines of 48–72 hours. Self-employed applicants are welcome. First-time buyers may also qualify for the Help-to-Buy grant (subject to scheme eligibility). Indicative prices cover the turnkey building, delivery and installation; site-specific works are assessed after the site survey and identified separately in the written quotation.

What is the difference between a modular home and a prefab home in Ireland?

Modular homes and prefab homes are often used interchangeably in Ireland. Both are built in a factory and transported to site. New Chapter modular homes are fully fitted — including kitchen, bathroom, plumbing, and electrical fit-out — and are built to the same building regulations (BCAR, Part L, Part B) as traditional homes, with an A-rated BER certificate.

Are modular homes energy efficient in Ireland?

New Chapter modular homes are designed for A-rated BER performance, with premium insulation, heat pump heating, and airtight construction. Actual BER performance depends on final specification and is confirmed on completion. Actual energy savings depend on usage, specification and the property being compared.

Can I put a modular home in my garden in Ireland?

Planning requirements depend on the proposed use, size, location and circumstances of the property. A permanent modular home used as a dwelling generally requires planning permission. Certain smaller garden structures may qualify for an exemption, subject to all applicable conditions. Customers should obtain site-specific advice from their local authority or planning professional.

How long does it take to install a modular home in Ireland?

A New Chapter modular home is typically manufactured in our factory in approximately 8–12 weeks (indicative), then installed on your site within 1–2 days using a crane. The total timeline from order to handover is typically 10–16 weeks (indicative), depending on site preparation, planning, and specification.

Do Irish banks give mortgages on modular homes?

Modular homes built to building regulations and appropriately certified may be mortgageable, subject to individual lender criteria. We can advise on what lenders typically require and introduce you to finance partners. Indicative finance options may also be available from €200/week (subject to status and lender approval).

Do you build modular homes in Kildare?

Yes. New Chapter Homes is based in Naas, County Kildare, and builds luxury modular homes, sustainable garden pods and affordable housing across all of Kildare — including Naas, Newbridge, Kildare Town, Maynooth, Athy, Leixlip, Celbridge, Kilcock, Kilcullen, Johnstown, Sallins, Clane and everywhere in between. Our display village in Johnstown, Naas is coming soon — register your interest to be notified when it opens.

Do you build modular homes in Dublin?

Yes. New Chapter Homes designs, manufactures and installs luxury modular homes, sustainable garden pods and affordable housing across Dublin city and county — including Rathcoole, Clondalkin, Tallaght, Lucan, Blanchardstown, Swords, Malahide, Howth, Dun Laoghaire, Blackrock, Stillorgan, Dundrum, Rathfarnham, Castleknock, Clontarf and every area in between. A-rated, fully fitted homes from €45,000 (€200/week), installed in 6–10 weeks.

How much does a modular home cost in Kildare or Dublin?

Modular homes in Kildare and Dublin start from €45,000 for our Chapter Three compact home, with our two-bedroom Chapter One from €80,000 and bespoke family homes from €220,000. Indicative prices cover the fully fitted interior, delivery, installation, and certification. Indicative finance options may be available from €200/week (subject to status). Foundations, groundworks, service connections and other site-specific works are assessed after the site survey and identified separately in the written quotation.

Can I get a garden room in Kildare or Dublin without planning permission?

Planning requirements depend on the proposed use, size, location and circumstances of the property. Certain garden rooms and smaller modular units may qualify for an exemption, subject to all applicable conditions. Customers should obtain site-specific advice from their local authority or planning professional. New Chapter Homes can advise on your specific site in Kildare or Dublin — contact us for a free assessment.

Granny Flats Ireland: Costs, Planning & Rental Income Guide

Granny Flats in Ireland: A Practical Guide to Costs, Planning and Rental Income

A granny flat — a self-contained living unit built on the grounds of a family home — is one of the most practical ways Irish families are adding independent living space today. Whether you are housing an elderly parent, giving an adult child a foothold on the property ladder, or creating a unit that could generate rental income, a modular granny flat from New Chapter Homes offers a fast, high-quality and cost-effective route to a genuine second home on your land.

This guide explains what a granny flat is in the Irish context, what it costs, how planning permission works, the realistic rental income potential, and why turnkey modular construction has become the preferred way to build one. See our dedicated Granny Flats Ireland page for the full range.

What Is a Granny Flat?

A granny flat is a self-contained dwelling — with its own kitchen, bathroom, bedroom and living area — located within the curtilage (grounds) of the main family home. The name comes from their most common use: a home for a grandmother or grandfather close to family. But the modern granny flat is far more versatile than that.

In Ireland today, granny flats are built for:

Elderly parents who want to live independently but close to family support
Adult children who cannot afford to rent or buy independently
Downsizers moving into the flat and passing the main house to the next generation
Family members recovering from illness who need accessible, ground-level accommodation
Guest accommodation for frequent visiting family

A modular granny flat takes this concept and builds it off-site in factory conditions, delivering a fully finished home to your garden in a matter of days.

Modular Granny Flats: Built Off-Site, Installed in Days

A modular granny flat is constructed in a controlled factory environment — walls, roof, insulation, electrics, plumbing, kitchen and bathroom all fitted indoors — then transported to your site and craned into position on prepared foundations.

The advantages over a traditional build are significant:

Speed — manufacture takes 8–12 weeks; on-site installation is typically completed in 1–2 days, with handover within a week.
No disruption — your family's daily life and garden are not turned into a building site for months.
Quality — factory conditions mean consistent insulation, precise joins and detailed air-sealing that are hard to achieve on an exposed site.
Fixed price — the building price is agreed before manufacture begins, so there are no budget overruns.
Relocatable — because it is modular, a granny flat can be moved or repositioned if your needs change, unlike a traditional extension.

Our Chapter One model is particularly well suited to granny flat use — a compact, efficient one-bedroom modular home that fits comfortably in most gardens. For independent living units designed specifically for elderly or dependent family members, see our granny pods in Ireland.

Planning Permission for Granny Flats in Ireland

Planning permission for a granny flat depends on its size, its intended use, and your local authority's rules. This is an area where blanket statements are unhelpful — the correct answer always depends on your specific situation.

When might an exemption apply?

Under Ireland's exempted development regulations, certain small ancillary buildings may qualify for a planning exemption when they are used in connection with the main dwelling and for the benefit of the household. The Class 3A exemption (in force from 27 July 2026 under S.I. No. 340 of 2026) allows a detached auxiliary dwelling of 32–45 m² in the rear garden of a principal house, subject to strict conditions.

However, the exemption has limits. Key conditions typically include:

The building must be ancillary to the main dwelling — used by the household in connection with the house, not as a separate self-contained dwelling.
Size limits — 30 m² for general garden structures under the general exemption, and 32–45 m² for a detached auxiliary dwelling under the Class 3A exemption (in force from 27 July 2026).
Height and position limits — rear of the house, within height restrictions.
Use restrictions — the unit cannot be rented out independently or used as a separate dwelling if relying on the exemption.

When is full planning permission required?

Full planning permission is generally required if the granny flat:

Exceeds the exempted size limits
Is to be used as a separate, self-contained dwelling (including independent rental)
Is in a protected structure, an Architectural Conservation Area, or a site with other restrictions

We strongly recommend confirming the position for your specific site with your local authority before you commit. Our Planning Guide and our 45 m² Planning Exemption guide set out the detail, and we handle planning applications as part of our service.

How Much Does a Granny Flat Cost in Ireland?

The cost of a modular granny flat depends on size, specification, groundworks and site access. Because the building is factory-built, the building price is fixed before manufacture begins — the main variable is the groundworks on your specific site.

Indicative turnkey costs:

| Size | Typical Use | Indicative Turnkey Price | |------|-------------|------------------------| | ~25 m² | Garden room / studio | from €35,000 | | ~35 m² | Studio granny flat | from €45,000 | | ~45 m² | 2-bed granny flat (Chapter One) | from €80,000 | | ~55 m² | Large 1-bed annexe | from €70,000 |

Groundworks — foundations, service connections (water, wastewater, electricity) and site preparation — are quoted separately after a site survey, because they vary by site. We give you a single fixed price that combines the building and the groundworks so there are no surprises.

For the full modular home price breakdown, see our Modular Homes Ireland Prices guide. New Chapter Homes does not provide lending — customers should speak directly with a lender or independent financial adviser about finance.

Rental Income from a Granny Flat

One of the most common questions we are asked is whether a granny flat can generate rental income. The answer is yes — but the planning and tax rules that apply depend entirely on how the unit is used, and getting this wrong can be costly.

Rent-a-Room Relief

If you rent a room (or a granny flat within your main residence) to a lodger as part of your main residence, you may be able to earn up to €14,000 per year tax-free under the Rent-a-Room Relief scheme. The lodger must be sharing your main home, and the arrangement must qualify under the scheme's conditions. This is the simplest and most tax-efficient way to generate income from a granny flat.

Long-term residential letting

If the granny flat is a separate self-contained dwelling let to a long-term tenant, the rental income is taxable as rental income at your marginal rate, with deductions available for allowable expenses (insurance, maintenance, depreciation). This requires planning permission for use as a separate dwelling and compliance with the Residential Tenancies Act.

Short-term letting — a warning

Short-term holiday letting (Airbnb-style) of a granny flat is increasingly restricted in Ireland. The Class 3A garden dwelling exemption (in force from 27 July 2026) explicitly bans short-term letting of exempt garden units. If you are planning to use a granny flat for short-term holiday lets, you will generally need full planning permission and may need change-of-use approval. Take specific advice before assuming short-term rental is possible.

How much rental income could a granny flat generate?

Rental income depends on location, use and quality. As a 2026 Irish benchmark:

Rent-a-Room lodger — up to €14,000/year tax-free (around €270/week)
Long-term residential let — €1,000–€1,800/month depending on location and size
Short-term holiday let — strong nightly rates where permitted, but subject to planning and licensing restrictions

Always take specific advice from an accountant before setting up a rental arrangement — the rules around Rent-a-Room Relief, in particular, have strict conditions and recent changes.

Energy Efficiency and BER

A granny flat built by New Chapter Homes is highly insulated and airtight by design. The factory environment allows consistent insulation installation and detailed air-sealing that is hard to achieve on an exposed building site — the result is low running costs and strong BER (Building Energy Rating) performance.

Our homes are built to achieve an A2 BER as standard, with high-performance U-values across walls, roof and floors. For a granny flat occupied by an elderly parent on a fixed income, or a tenant paying their own bills, low running costs are a genuine quality-of-life benefit.

See our Specifications page for full technical detail on insulation, U-values and certification.

Turnkey Modular Construction: What's Included

A turnkey granny flat from New Chapter Homes is ready to move into on handover. A typical turnkey package includes:

Factory-built module with full structure and insulation
Fitted kitchen with units, worktops and appliances
Bathroom fully tiled and fitted
Electrics, plumbing and heating commissioned
Windows and external doors fitted
External cladding and roof finish
Foundations, groundworks and site connection
Delivery, crane lift and installation

Because we design, manufacture and install under one roof, you deal with a single builder from first sketch to handover — one fixed price, one point of contact, and no gap between the people who build your flat and the people who install it.

Is a Granny Flat Right for Your Family?

A modular granny flat is a genuine solution to real family situations — housing an elderly parent, giving an adult child independence, or creating flexible space that could generate income. It is a permanent, high-quality addition to your property that adds long-term value, and because it is modular, it can be adapted or relocated if your needs change.

If you are considering a granny flat, the next step is a free site survey. We will visit your property, assess access and ground conditions, advise on planning, and give you a written, fixed-price quotation.

Book a free site survey with the New Chapter Homes team, or explore our Granny Flats Ireland and Modular Homes Ireland pages to learn more.

Key Granny Flat Resources

Explore granny flats — our dedicated granny flats authority page.
Explore modular homes in Ireland — our full range of turnkey modular homes.
Explore pods in Ireland — living pods for independent accommodation.
View Chapter One — 2 bed — our two-bedroom modular home, ideal for granny flat use.
Read our planning guide — planning permission for granny flats and annexes.
45m² planning exemption guide — does your granny flat qualify for the exemption?
See modular home prices — indicative pricing for modular homes and granny flats.
Explore finance options — understanding your payment options.
Rental income opportunities — gross rental scenarios, HAP, student accommodation and tax guidance for modular rental in Ireland.

Granny Flat FAQs

Do I need planning permission for a granny flat in Ireland?

An ancillary granny flat for a family member up to 45 m² may fall within the planning exemption under certain strict conditions. A flat rented independently or used as a separate dwelling generally needs planning permission. Always confirm with your local authority.

How big is a typical granny flat?

Most granny flats are between 35 m² and 45 m² — enough for a bedroom, bathroom, kitchen and living area in a single-storey layout. Larger flats can be built with planning permission.

How long does a modular granny flat take to install?

Manufacture takes around 8–12 weeks; on-site installation is typically completed in a day or two, with handover within a week.

Can a granny flat be rented out?

Yes, but the rules depend on the use. Rent-a-Room Relief may apply for a lodger arrangement (up to €14,000/year tax-free). A separate self-contained let requires planning permission and is taxable as rental income. Short-term holiday letting is increasingly restricted.

Can a granny flat be moved later?

Because it is modular, a granny flat can be relocated or even sold separately if your needs change — unlike a traditional extension.