Prefab home cost calculator
Add up the real cost of a prefab or modular home: house price, VAT, land, foundations, delivery, connections and fees, then estimate your monthly payment.
1. The house
2. The plot
3. Site work and delivery
4. Permits and design
5. Safety margin
Often not included in a manufacturer’s price
- Foundations and earthworks
- Transport, crane and on-site assembly (check the quote)
- Water, power and sewer connections
- Permit fees, local taxes and the architect
- Kitchen appliances, furniture and landscaping
VAT on a new home by country
| Belgium · 21% | 21% on new construction. 6% only for demolishing an old house and rebuilding your own home on the same plot, under conditions. Source |
| France · 20% | 20% standard rate on new construction. Source |
| Germany · 19% | 19% standard rate (UStG §12). Fertighaus prices are usually quoted including VAT: check the offer. Source |
| Italy · 10% | 10% for a new home. 4% if it is your first home (prima casa) and not a luxury home; 22% for luxury homes. Source |
| Netherlands · 21% | 21% standard rate on new construction. Source |
| Portugal · 23% | 23% standard rate. A 6% rate applies to building your own permanent home up to €660,982 for works started from 25 September 2025 (Decree-Law 97/2026). Check that your project qualifies. Source |
| Spain · 10% | 10% when a builder builds the home for you under a construction contract (Ley 37/1992, art. 91). A kit bought as goods, without assembly, is taxed at 21%. Source |
| United Kingdom · 0% | Building a new home is zero-rated (0%). Self-builders can reclaim VAT paid on eligible materials through the DIY housebuilders scheme. Source |
Rates checked on 5 October 2026. Confirm your rate with your builder or tax adviser.
Frequently asked questions
What is included in the price of a prefab home?
It depends on the manufacturer. Many prices cover the house delivered and assembled, but not the foundations, utility connections, permits or landscaping. Ask each manufacturer for an itemised quote and enter the missing items here.
What extra costs should I budget for?
The plot and its purchase taxes, foundations, transport and crane, water, power and sewer connections, permit fees and local taxes, the architect, and a safety margin for surprises.
How much VAT is charged on a new prefab home?
It depends on the country: Belgium 21%, France 20%, Germany 19%, Italy 10%, Netherlands 21%, Portugal 23%, Spain 10%, United Kingdom 0%. Reduced rates exist in some countries under conditions.