2026-08-13 · MODUNERA editorial

Total budget for a tiny house in Europe: from ex-works price to move-in ready

Which items sit between the ex-works price and a usable tiny house – transport, crane, duties, foundation, connections – and how the budget shifts by destination country.

Short answer

The ex-works price is rarely more than half of the total budget. Transport, crane, duties, foundation and connections decide whether a calculation holds up.

1. The ex-works price is a partial figure

An ex-works quotation covers model, length, interior, facade, heating, energy and furniture. It ends at the factory gate. Everything after that is project logistics and local work.

A comparison between suppliers is only fair when both state the same delivery boundary. A low ex-works price with a thin specification can end up costlier than a higher one with a complete line.

2. Transport, route and crane

The route decides cost and feasibility. Width, height, weight and turning radii determine whether standard transport is enough or a special transport with escort is required.

On site, crane standing area, ground bearing capacity and access are added. A plot without a made-up access road makes unloading noticeably more expensive.

3. Duties and import

Customs, import VAT and local fees depend on goods value, import route and status in the destination country. The EU–Türkiye customs union does not treat every product group identically, so this item belongs early in the plan.

Switzerland follows its own rules because it is not part of the EU customs union. In budget planning that is a separate block, not a detail.

4. Foundation and connections

Point foundations, strip foundations or a chassis on supports – the choice follows ground, use and permit. Electricity, water and wastewater are contracted locally and are the most variable item.

Planning off-grid trades connection cost for equipment cost: solar, storage, fresh and grey water systems. Both can be calculated, but not mixed without a plan.

5. Contingency instead of optimism

A budget without a reserve is not a plan. A reserve for site surprises is normal: ground conditions, access, additional authority requirements or an extra crane day.

Keeping the items separate rather than in a lump sum shows immediately which lever makes a project viable.

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 heavily on destination, access and connection situation. The number only becomes dependable once route and plot are checked, which is why MODUNERA lists the items separately instead of quoting a lump sum.

No. The configurator calculates delivery as a separate item per destination region. The country price comparison shows the stored indications.

Yes, that is the normal case. These are awarded locally; MODUNERA supplies the technical requirements, weights and bearing points.

Checking the plot too late. Access, ground and connections move a budget more than the choice between two models.

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.