Modular home pricing
Modular home pricing in Queensland and the Northern Territory generally starts from the low to mid hundreds of thousands for a smaller home and increases with size, specification, site conditions and location. The home itself is typically only one part of the total cost, with transport and site preparation also contributing to the final budget.
Why modular can cost less than traditional building
In Queensland and the NT, modular homes can often represent better value because:
- Much of the build occurs in a factory, reducing labour delays
- Materials are protected from weather damage
- Factory efficiency lowers waste
- Site time is reduced, which shortens holding or rental overlap
While the base price may appear similar to a conventional build, the total project cost is often lower due to fewer delays and less exposure to seasonal or workforce shortages.
Download our price guide
What influences the total cost?
Several key elements play a role:
- Home size: More rooms or a larger footprint mean more materials and labour
- Design and finishes: Higher-end fixtures, joinery or cladding affect cost
- Site access: Difficult or remote sites can require additional preparation
- Soil type: Engineering requirements for footingsvary by ground conditions
- Distance: Delivery to remote or regional areas may add logistics cost
- Wind region: Higher cyclone ratings require upgraded engineering
Homes built for cyclone-prone areas in North Queensland or the NT are engineered accordingly, which can increase the structural specification. This is part of what makes modular well suited to northern climates and coastal locations.
What is and is not included in the starting price
Typically included:
- Structural framing and engineering
- Standard internal linings, flooring and finishes
- Standard kitchens and bathrooms
- Standard doors, windows and glazing
- Standard electrical and plumbing fitout
Typically not included (site dependent):
- Site specific engineering/ footings
- Site preparation
- Connection to services or off grid infrastructure
- Landscaping and driveways
- Long distance delivery outside standard zones
- Internal or external upgrades
This is why starting price guides are useful for early budgeting but an accurate quote always depends on the land itself.
Frequently Asked Questions
Modular granny flats: keeping family close while staying independent
Yes. Granny flats in Queensland can be built as permanent secondary dwellings on residential or rural land, provided the zoning allows it and council setbacks and approval conditions are met.
Oly Homes
25 Nov 2025
Do modular homes need council approval in Queensland?
Yes. Modular homes in Queensland require council approval because they are classified as permanent dwellings.
Oly Homes
25 Nov 2025
Are modular homes cheaper than traditional homes in QLD?
The difference shows up more in certainty and time-to-move-in than in the base construction price.
Oly Homes
25 Nov 2025