This one is quite a tough one for me to address or even admit.
This is because since finding out about modular construction in 2024, I have always been convinced of their viability in helping to resolve the current Irish housing crisis. That is why I set out to learn as much as I could about modular and non-standard construction, so that I can present my findings to anyone who might be interested.
I am not in any way saying that my mind has changed, actually I am still very much in favour of modular construction. However, the more I learn about modular construction in Ireland, the more I understand why it is taking so long for modular homes to become popular.
As a result, I have also learned that I need to be realistic about my expectations about its nationwide acceptance in the short term. And I believe I have a duty to at least inform you.
So let’s begin.
Buying a House in Ireland: A Step by Step Guide by a Builder/Solicitor
1. Modular Homes Lack the Customisation & Personality of Traditional Builds
One of the main selling points of modular homes is build speed and efficiency, without a compromise in quality. But since they are constructed in a factory setting before being assembled on-site, modular construction follows a super-efficient process of ‘straight lines‘ and ‘angles‘ that limits customisation and PERSONALITY.
Unlike traditional brick-and-mortar homes, where builders and architects can add unique yet practical shapes, arches, and other finishes, modular homes typically follow a more uniform design. This is a particular trait I do not like, as a lot of ‘modern design’ is about homes shaped like cubes, rectangles or triangles.
I can understand the need for terraced houses to look uniform, but where did the fun in stand-alone home design disappear to? Or am I being irrational here?
Unfortunately, if you do speak to a modular home builder, you may quickly realise that the catalogue of standard designs are pretty limited. I do believe that the reason for this is due to the stringent, over-efficient factory process. As a result, customisations that are outside of the design catalogue may be very costly as they may require an overhaul of established factory processes and routine.
However, if the standard catalogue designs work for you, then great!
| Feature | Modular Homes | Traditional Homes |
|---|---|---|
| Customisation | Limited to manufacturer’s design options | Highly customisable to owner’s preferences |
| Architectural Styles | Boxy/angular due to prefabrication constraints | Can feature round corners, bay windows, and more intricate detailing |
| Extensions | Difficult or costly to modify after installation | Can be extended as needed due to good old concrete |
For someone who values high personalisation, a modular home may not be the best choice.
2. Financing & Insurance Can Be a Challenge for First Time Buyers
One of the biggest hurdles to modular home adoption in Ireland is the difficulty in obtaining financing and insurance.
- As far as I know, many banks (except for Permanent TSB in a limited capacity) still classify modular homes as non-standard construction, which can lead to higher interest rates or outright refusals for mortgages.
- Most Irish insurance companies do not offer standard home insurance for modular homes, requiring specialist policies that can be more expensive.
- Unlike traditional brick houses, which are built over time and can be used as collateral during construction, modular homes require a large upfront payment before being installed on-site.
This creates barriers, particularly for first-time buyers who may struggle to secure financing. While some Irish banks are beginning to recognise modular construction, progress remains slow.
3. Limited Availability of Two-Storey Modular Homes
This one always stood out to me during my year of research.
Currently, the majority of modular homes I could find are single-storey bungalows. While attending the Self Build 2025 Leinster show in February 2025, I learned that the reason for this appears to be structural limitations in non-concrete modular construction, particularly concerning load-bearing capacity.
Unlike traditional concrete-built homes, which can easily hold multiple storeys, many modular homes built with timber or lightweight steel frames may face engineering challenges when stacking additional floors.
That does not mean that there aren’t 2-story modular homes. I’m just saying that there are very few.
Kindly bear in mind that most modular home builders in Ireland are small builders/developers, so I believe that it is in the interest of integrity that they keep construction to what they know is safe for the customer. I am 100% behind this.
As a result, I was only able to find BRBHomes, BuildWright.ie – that offers concrete multi-storey modular homes – and Thermahouse, which is well known for its very energy-efficient multi-storey modular homes.
Kindly let me know in the comments if you happen to know any more.
4. Limited Market for Resale and Potential Depreciation
Irish homebuyers have traditionally preferred brick-and-mortar houses, which are known for their longevity and high resale value. Modular homes, despite their growing popularity in other countries, have yet to establish the same reputation.
This risk of modular homes possibly losing value over time may also contribute to banks viewing modular homes as a depreciable asset, making mortgage financing more difficult to obtain. Banks often favour homes with a guaranteed longer lifespan and proven market demand, which traditional concrete homes offer.
- The data for resale market value for modular homes in Ireland is virtually non-existent. Modular construction is fairly new in Ireland, with the first modular homes built by the government only as recently as 2016!
- Most modular home manufacturers use wood and steel that may not age as well as concrete or stone. This leads to concerns over long-term maintenance.
| Factor | Modular Homes | Traditional Homes |
|---|---|---|
| Resale Value | May depreciate due to market perception | Typically appreciates over time |
| Longevity | Some modular materials may wear faster | Concrete homes last for generations |
| Market Demand | Limited resale market data in Ireland | High demand for traditional housing |
For those looking for a long-term investment, a traditional home may still be the safer option.
5. Site Access & Planning Permission Barriers
While modular homes are often marketed as quick and easy to install, the reality in Ireland is more complicated.
- Many rural and suburban areas lack the infrastructure to accommodate modular home transportation. Narrow roads, overhead cables, and tight spaces can make delivery difficult.
- Certain planning permission exemptions for traditional homes may not apply to modular constructions, leading to potential delays and additional costs. An example could be that modular homes may require full planning approval for even small extensions, due to possible classification issues.
Who May Face Issues with Modular Homes?
- Homeowners in steep or hard-to-access areas
- Those seeking a multi-storey home (as modular builds are often single-storey)
Ireland is especially notorious for its tough planning permission requirements, particularly in rural areas. Whether or not you own the land is of little consequence, so be sure to bear this in mind.
6. Perception & Cultural Resistance
In Ireland, the most significant investment most people will ever make is their home. This is also true for many cultures worldwide, so many Irish home-buyers would be risk-averse when it comes to new and unproven non-standard construction.
- Concrete-built homes are deeply ingrained in Irish culture, making it difficult for modular homes to gain widespread acceptance.
- In simple terms, Banks love money. If a bank does not want a modular home, it will probably get you thinking twice.
- There is a general lack of sensitisation regarding modern modular construction methods, leading to misconceptions about quality and durability.
This cultural preference means modular homes may struggle to gain mainstream acceptance, even if they provide genuine benefits.
7. Are Modular Homes Really More Affordable?
One selling point of modular homes is that they can typically cost less than traditional builds—but is that really the case?
On closer inspection, I was able to discover the following:
- The price of a modular home typically excludes the cost of land, and even sometimes – site preparation and utilities, which can add tens of thousands of euros.
- Modular transport and craning costs can significantly increase the final price.
- In some cases, modular homes cost just as much as traditional homes, making the savings negligible.
| Expense | Modular Home | Traditional Home |
|---|---|---|
| Base Price | Lower than site-built homes | Higher due to labour costs |
| Land & Site Prep | Additional cost | Usually included in overall project |
| Long-Term Value | May depreciate over time | Typically appreciates |
So while modular homes can be cheaper, the final cost greatly depends on the circumstances. So the only main advantage I can say is that they are definitely built quicker.
Final Thoughts – Should You Still Consider a Modular Home?
A modular home might not be for you if you:
✅ Prefer high levels of customisation in your home design
✅ Need traditional financing options without extra hurdles
✅ Want a house with proven long-term resale value
✅ Live in an area with difficult site access or restrictive planning rules
✅ Want a brick-and-mortar home that reflects Irish construction traditions, i.e cottages and thatched homes.
However, modular homes still have potential in Ireland, especially as:
✔️ A fast solution to the housing crisis
✔️ A way to build high-quality homes efficiently
✔️ A sustainable and energy-efficient housing alternative
While modular homes are not for everyone, they could still play a role in addressing Ireland’s affordable housing shortage—but change takes time.
Would You Still Consider a Modular Home?
Let me know your thoughts in the comments! Are modular homes a good solution, or do the challenges outweigh the benefits?
