A permanent modular home budget needs to cover the installed, connected and approved dwelling. Start with the written scope for the model you are considering. Two prices can look similar while covering very different work.
For investors, include the cost of reaching a lawful rental start date. For builders and developers, also identify who carries each allowance, supplies evidence and approves changes. The checklist below is a project-planning method, not a statewide price estimate.
Compare the same scope before comparing prices
A ModuHaus catalogue price is an indicative starting point. Inclusions differ between models and suppliers. Some packages include standard installation or defined site work; others list those separately. Read the model's price note and obtain a project-specific quotation.
| Budget line | Evidence to request | Check before accepting |
|---|---|---|
| Home and specification | Dated drawings and inclusion schedule | Floor area, finishes, appliances and GST treatment |
| Design and approvals | Consultant scope and fee proposal | Reports, application fees, inspections and revisions |
| Foundations and site work | Survey, ground information and engineering scope | Earthworks, retaining, drainage and exclusions |
| Services | Connection quotes and capacity checks | Trenching, meters, wastewater and upgrades |
| Transport and placement | Route and lifting assessment | Permits, crane setup, escorts and storage |
| Completion | External works and handover schedule | Paths, access, testing and occupation documents |
| Funding and contingency | Cash flow schedule and risk register | Interest, fees, delays and unpriced risks |
Label every amount as a quote, an allowance or an unresolved item. Record who supplied it and when it expires. Do not count installation twice if it is already included in the home package.
The existing modular home cost guide explains the broad cost categories. Use current written quotes for the figures in your own budget.
NSW: establish the approval route before pricing the reports
NSW secondary dwellings can have a development application or complying-development pathway. The latter depends on the proposal meeting the relevant standards. The NSW Government secondary-dwelling guidance is a starting point for that assessment.
Ask the planning professional to identify the likely route, required reports and unresolved site constraints. A change in siting or design may change both the building price and the consultant scope. Carry those unknowns in the budget until they are resolved.
Use the NSW council guide to prepare the first conversation. Do not treat a small floor plan or a factory specification as confirmation that the property qualifies.
Victoria: separate planning permission from building permission
The Victorian applicant guide explains that a small second dwelling may not need a planning permit in some circumstances, but still needs a building permit. It also identifies title restrictions and rental requirements as separate checks. See the official small second dwelling guide.
Keep planning advice, building documentation and site-service work as separate budget entries. A planning exemption does not turn these other tasks into zero-cost items. Ask council or a building surveyor to confirm the current requirements for the address.
The Victoria council guide helps organise these questions. Larger homes and different development types need their own assessment.
Account for the site and the calendar
For an existing backyard, investigate access past the main dwelling, service capacity and how residents will use the property during installation. For a new development site, include the land acquisition and shared infrastructure in the wider feasibility model.
Ask for a programme that connects approvals, design completion, factory work, site readiness and handover. Budget for the period before rental income or sale proceeds arrive. Factory completion alone is not a reliable income start date.
A contingency should respond to identified risks. An unresolved foundation design needs an explicit allowance and an owner, not a hidden percentage that everyone assumes someone else included.
Compare proposals with one decision sheet
- Step 01Confirm the intended use and candidate model.
- Step 02Obtain a written list of inclusions, exclusions and GST treatment.
- Step 03Allocate every site and approval task to a named party.
- Step 04Record the evidence behind each quoted amount or allowance.
- Step 05Test extra site cost and a later completion date.
- Step 06Resolve material gaps before authorising the next stage.
For a rental project, continue to the cash flow worked example. For a builder-led project, use the developer project process.
Prepare a useful project enquiry
Share the address, intended use, access photos, available survey information and preferred Permanent Homes models. Include your budget scope: home only, installed dwelling or complete development.
Investment feasibility can help organise the product and site questions. Your planner, builder, lender and other appointed professionals must confirm their own costs and responsibilities.
Sources and further reading
Requirements change and can be applied differently by site and local authority. Check the current official sources and confirm your project with the relevant council, certifier or qualified professional.