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Modular home cost by number of bedrooms
| One bedroom | From A$198,500, one QLD builder[1] |
|---|---|
| Two bedrooms | From A$219,000, one QLD builder[1] |
| Three bedrooms | A$300,000 – A$400,000 installed, one NSW builder[2] |
| Each extra bedroom | About A$25,000 – A$40,000, relocatable homes[3] |
| Second bathroom | About A$15,000 – A$25,000, relocatable homes[3] |
| *Site works, transport beyond a set radius, approvals and connections are excluded from most published prices. | |
Published Australian figures put a one-bedroom modular home from about A$198,500 and a two-bedroom from about A$219,000 with one Queensland builder, a typical three-bedroom modular home at A$300,000–A$400,000 fully installed with one NSW builder, and a family-sized modular home from about A$500,000 with one Victorian builder.[1][2][4] For relocatable homes, one supplier puts each extra bedroom at roughly A$25,000–A$40,000 and a second bathroom at A$15,000–A$25,000.[3] All figures are commercial guidance, not independent survey data.
Most people start pricing a home by bedroom count, and most builders publish their ranges that way. This page collects the figures that are published per bedroom, says what each includes, and explains why the number of bedrooms is a weaker predictor of cost than the number of wet areas, the floor area and the site.
Published figures by bedroom count §
| Size | Published figure | Basis | Source |
|---|---|---|---|
| Studio or 1 bed, 35–50 m² | A$45,000 – 75,000 | Basic turnkey relocatable | Supplier, May 2026[3] |
| 1 bed, 1 bath | From A$198,500 | Modular, starting price, QLD | Builder, Feb 2026[1] |
| 2 bed, 60–80 m² | A$100,000 – 180,000 | Turnkey relocatable | Supplier, May 2026[3] |
| 2 bed, 1 bath | From A$219,000 | Modular, starting price, QLD | Builder, Feb 2026[1] |
| Granny flat (secondary dwelling) | A$180,000 – 270,000 | Modular, fully installed, NSW | Builder, Sep 2026[2] |
| 3 bed, 120 m² | A$180,000 – 260,000 | Relocatable | Supplier, May 2026[3] |
| 3 bed | A$300,000 – 400,000 | Modular, fully installed, NSW | Builder, Sep 2026[2] |
| 3 bed, 2 bath | From A$384,000 | Modular, starting price, QLD | Builder, Feb 2026[1] |
| Smaller home | From A$300,000 | Modular, finished, VIC | Builder, Aug 2026[4] |
| Family-sized home | From A$500,000 | Modular, finished, VIC | Builder, Aug 2026[4] |
| 4 bed kit home, finished | About A$360,000 | Kit, materials plus labour | Supplier, Nov 2025[5] |
The rows are not a single price ladder. They come from three states and from three different products — volumetric modular homes, relocatable homes and kit homes — and each builder's figure covers its own range and specification. The relocatable figures in particular sit well below the modular ones, and the supplier that publishes them describes relocatable homes as generally 10 to 20 per cent cheaper than site-built for comparable finishes.[3] The difference between relocatable, transportable and modular homes is explained in Transportable homes in Australia.
Four bedrooms: what is and is not published §
No installed price for a four-bedroom volumetric modular home was located in the sources compiled for this page. The nearest figures are a Victorian builder's "family-sized" range from about A$500,000,[4] which does not state a bedroom count, and one kit supplier's estimate of around A$360,000 for a finished four-bedroom kit home, made up of about A$180,000 in materials and A$180,000 in labour.[5]
A kit home is assembled on site rather than built in modules, so that figure is a different product. Kit prices by bedroom count are set out in Kit home costs.
Why bedrooms predict cost poorly §
Bathrooms cost more than bedrooms. A bedroom is mostly walls, a door, a window and power points. A bathroom adds waterproofing, plumbing, fixtures and ventilation. One supplier's figures make the point directly: a second bathroom at A$15,000 to A$25,000 costs roughly as much as an additional bedroom at A$25,000 to A$40,000, in a fraction of the floor area.[3] In the Queensland figures above, moving from two bedrooms and one bathroom to three bedrooms and two bathrooms adds A$165,000 to the starting price.[1]
Floor area matters more than room count. The same three bedrooms can occupy very different footprints. In one kit supplier's price list, two three-bedroom designs differ by A$35,590 — and by 39 m² of floor area.[6] Two four-bedroom designs of about 153 m² are within A$2,000 of each other.[6]
Open plan is cheaper per square metre. Fewer internal walls, doors and electrical rough-ins reduce cost, according to one supplier.[3]
Each extra module carries fixed costs. A larger modular home usually means another module, and every module adds a transport movement and a crane lift. Those costs are listed outside the base price by builders.[4] How they are charged is explained in Module delivery, transport and craneage.
What the base price usually leaves out §
Builders that publish installed or finished prices still exclude site-specific items. One Victorian builder lists pre-construction fees, council approvals, service connections, structural engineering, a re-establishment survey, excavation or elevated footings, crane hire and energy, bushfire and wind rating upgrades as outside its base price.[4] A NSW builder states its base price covers the home to a standard specification plus delivery, with council approval still required.[2] These items do not scale with bedroom count — a one-bedroom home on a steep, bushfire-prone block can cost more to establish than a four-bedroom home on a flat suburban lot. The full list is in Site works costs and Modular home cost breakdown.
What is not covered here §
No independent survey of Australian modular home prices by bedroom count has been located. The figures above are published by builders and suppliers with a commercial interest and describe their own products, specifications and service areas; they cannot be combined into a national average. Installed prices for four- and five-bedroom volumetric modular homes are not covered by the sources compiled here. Prices for South Australia, Western Australia, Tasmania, the ACT and the Northern Territory by bedroom count are not covered; what is published for those jurisdictions is in Modular home costs by state.
Inclusion of a builder's prices on this page is not an endorsement.
Sent to info@modularlivingaustralia.com.au and handled by a person. See Privacy.
References §
- Duncon Homes — Sunshine Coast modular builder, QBCC licence BL 15419689, February 2026 Queensland cost article. Publishes starting prices from its own range of A$198,500 for a one-bedroom one-bathroom home, A$219,000 for a two-bedroom one-bathroom home and A$384,000 for a three-bedroom two-bathroom home, and puts contract-to-handover at 12 to 20 weeks depending on design and customisation. States its homes are Class 1a compliant and council approved, and that designs can be extended with additional modules later. dunconhomes.com.au/how-much-does-a-modular-home-cost-in-queensland-in-2026/
- Prefabulous — NSW modular builder, September 2026 cost article. Publishes roughly A$3,000–A$3,500 per m² for standard modular designs, A$3,800–A$5,000 per m² for higher-end or fully custom work, around A$300,000–A$400,000 for a typical three-bedroom modular home fully installed, and A$180,000–A$270,000 for a fully installed modular granny flat or secondary dwelling. Puts conventional site-built NSW homes at A$3,000–A$5,400 per m². States a base modular price generally covers the completed home built to a standard specification plus delivery to site, and that council approval is still required. prefabulous.net.au/how-much-does-a-prefab-modular-home-cost-in-nsw-in-2026/
- Portable Modular Buildings — Supplier-published cost guide, May 2026. States a turnkey two-bedroom relocatable home typically costs A$100,000 to A$180,000 at 60–80 m², that basic shell options start around A$65,000 but require significant additional investment to become habitable, and that a studio or one-bedroom starts at A$45,000 to A$75,000 for a basic turnkey build at 35–50 m². States a 50 m² one-bedroom starts around A$75,000 while a 120 m² three-bedroom typically runs A$180,000 to A$260,000, that each additional bedroom adds roughly A$25,000 to A$40,000 and a second bathroom A$15,000 to A$25,000, and that open-plan layouts cost less per square metre because they need fewer internal walls, doors and electrical rough-ins. States relocatable homes are generally 10 to 20 per cent cheaper than site-built for comparable finishes, that transport costs can erode this advantage for very remote sites, and that for metropolitan and regional areas within 200 km of a manufacturer relocatable is usually the more cost-effective choice. portablemodular.com.au/how-much-does-a-relocatable-home-cost-in-australia/
- Anchor Homes — Victorian modular builder with a Stratford factory and a Bayswater display centre, August 2026 Victorian cost article. Publishes indicative finished-home ranges of about A$300,000 and above for a smaller modular home, A$500,000 and above for a family-sized home, and A$700,000 to A$1,000,000 and above for a large custom architecturally designed home. States base prices include the completed home with standard inclusions plus delivery to site, and lists pre-construction fees, council approvals, service connections, structural engineering, re-establishment survey, excavation or elevated footings, crane hire, energy rating upgrades, bushfire rating upgrades and wind rating upgrades as costs outside the base price. Puts its own construction-to-handover period at 14 to 20 weeks, described as indicative. anchorhomes.com.au/blog/how-much-does-a-prefab-modular-home-cost-in-victoria-in-2026
- iBuild Kit Homes — Knowledge base article on four-bedroom kit home cost, last modified November 2025. Puts a typical four-bedroom kit home at around A$360,000 in total, made up of about A$180,000 in materials and about A$180,000 in labour and construction, with site and approval costs not quantified. Supplier-published commercial guidance. i-build.com.au/knowledgebase/how-much-is-a-4-bedroom-kit-home/
- iBuild Kit Homes — N3 Price Guide, version dated 1 May 2026. Prices include GST and are for material supply only, based on supply to metropolitan Melbourne. Lists two three-bedroom designs at A$107,610 (Wodonga, 120.70 m²) and A$143,200 (Bairnsdale, 159.85 m²), and four-bedroom designs at A$152,710 (Hunter Valley, 152.72 m²) and A$154,640 (Toowoomba, 154.00 m²). Supplier-published commercial guidance. i-build.com.au/wp-content/uploads/pdf/kithomes/Pricelist/iBuild%20Kit%C2%A0Homes%C2%A0N3%C2%A0Price%C2%A0Guide%C2%A020260501%20V100.pdf
Figures are as published by the sources above at their respective dates and are paraphrased summaries, not verbatim reproductions. Verify current pricing and rules directly with builders, lenders and planning authorities.