2026-08-13 · MODUNERA editorial

Letting a tiny house: occupancy across the markets and what carries the calculation

A tiny house as a holiday rental in the Netherlands, Denmark, Luxembourg and Switzerland – permitted use, season, specification and the items that make a return realistic.

Short answer

A rental stands or falls on whether the use is admissible on the site. Only then do season, location, specification and running costs decide the economics.

1. Use class first, calculation second

Holiday rental is a use class of its own. Whether it is admissible on the site is decided by the municipality, regardless of whether the building is mobile. Buying first and checking afterwards risks an unusable unit.

In holiday parks and on commercial pitches the framework is often already in place, which shortens the path considerably.

2. Season beats nightly rate

Occupancy across the year drives income more than the price per night. A winter-capable build extends the season and fundamentally changes the calculation.

Denmark and the Netherlands have strong summer and shoulder seasons; Switzerland can open a second winter season where there is a mountain context.

3. Specification that produces reviews

Bathroom, kitchen, sleeping comfort, heating and acoustics decide reviews and rebookings. This is exactly where integrated furniture production pays off, because storage and bed dimensions follow the layout instead of being placed into it afterwards.

A covered outdoor area – as on the MD 4 – extends the usable season and is immediately visible in photographs.

4. Operations are a cost block

Cleaning, laundry, check-in, maintenance, insurance and platform fees belong in every calculation. They are regularly underestimated in a first estimate.

Planning several units spreads these costs better, and that is often the real economy of scale.

5. Realistic rather than promised

Dependable figures come from local comparable properties, not from example calculations. MODUNERA supplies the model, specification and documentation; the revenue assumptions belong to the site and the operator.

Official sources

As of 2026-08-13. All figures are non-binding project guidance and not legal, authority, structural, energy or tax advice. Prices are ex-works indications; only a checked quotation is binding.

WhatsApp project check Price comparison by country

FAQ

That depends on whether the use class is admissible on the site and is assessed by the municipality. The question belongs before ordering.

Frequently the MD 2 for its two separate lofts and the MD 4 for its veranda. Guest numbers, season and location are decisive.

No. Occupancy and rates depend on location, demand, operations and competition. Binding revenue promises would not be credible.

After delivery, siting, connections and fit-out are required. The time needed depends on the site rather than the model.

Five destination markets

What has to be settled in each country.

The same question is answered differently in Copenhagen than in Zurich. These five points belong in every project check, whatever detail you are researching right now.

Germany

Responsible: the lower building authority of the district or independent city.

Governing plan: the Bebauungsplan, or an assessment under §34 or §35 BauGB where there is none.

Permanent living is possible where the plot lies within a built-up area or a Bebauungsplan permits residential use and the project is approved. In the outer area under §35 BauGB, living is privileged only in narrowly defined cases — the most common reason German projects fail.

Delivery from 6,800 € · On import: German VAT at 19 per cent applies on import.

Germany →

Netherlands

Responsible: the municipality, through the Omgevingsloket.

Governing plan: the municipal omgevingsplan under the Environment and Planning Act.

Permanent living requires a residential function in the omgevingsplan. Many attractive sites are designated for recreation, where permanent residence is not allowed — even where it happens in practice.

Delivery from 7,600 € · On import: Dutch VAT at 21 per cent applies on import.

Netherlands →

Denmark

Responsible: the kommune.

Governing plan: the lokalplan together with the zone status (byzone, sommerhusområde or landzone).

Permanent living requires a site in byzone or an equivalent designation. In sommerhusområder year-round residence is restricted in principle, and exceptions are tied to personal conditions.

Delivery from 10,500 € · On import: Danish VAT at 25 per cent applies — the highest of the five destinations.

Denmark →

Luxembourg

Responsible: the commune.

Governing plan: the plan d'aménagement général (PAG) and the associated plan d'aménagement particulier (PAP).

Permanent living is possible where the PAG zone permits residential use and the autorisation de construire is granted. Because municipalities are small, practice differs noticeably from place to place.

Delivery from 7,000 € · On import: Luxembourg VAT at 17 per cent applies — the lowest of the five destinations.

Luxembourg →

Switzerland

Responsible: the municipality together with the canton.

Governing plan: the municipal land-use plan and the zoning ordinance.

Permanent living is possible inside the building zone where the zone permits residential use and the Baubewilligung is granted. Outside the building zone, living is admissible only in narrowly defined exceptions — the most common reason Swiss projects fail.

Delivery from 7,900 € · On import: Swiss VAT at the standard rate of 8.1 per cent applies on import.

Switzerland →

All questions and answers per destination →

Models

Which models come into question.

Eight plans on one technical basis, 2.55 metres wide. What differs is length, layout and specification depth.

Model	Layout	Length	Ex works
MD 1	Panorama and loft	8.00 m or 9.70 m	44,900 €
MD 2	Two lofts for families	9.00 m	52,900 €
MD 3	Loft plus extra room	8.00 m or 9.70 m	47,900 €
MD 4	Loft, room and veranda	8.00 m or 9.00 m	50,900 €
MD 5	Compact with extra room	8.00 m or 9.00 m	46,900 €
MD 6	Chalet with pitched roof	8.00 m or 9.00 m	54,900 €
MD 7	Entry model	8.00 m	42,900 €
MD 8	Compact, upgraded line	8.00 m	45,900 €

See MD 1 to MD 8

Checklist

Five points before ordering.

A written answer from the responsible authority on admissibility at the specific plot — verbal assurances do not carry a project.
Access and unloading point, with photographs and dimensions. In practice the last hundred metres cause more trouble than the long haul.
Servicing: the distance to power, drinking water and sewer. That distance sets one of the largest secondary items.
Type of use and number of people. Permanent living, holidays and letting lead to different specifications of the same model.
Budget range including foundation, connections, unloading, planning, fees and insurance — not just the ex-works price.

As of 2026-08-14. All figures are non-binding project guidance and not legal, authority, structural, energy or tax advice. Prices are ex-works indications; only a checked quotation is binding.