In 2026, a quality prefab home in Europe costs €1,100-€1,700/m² semi-finished and €2,000-€3,500/m² turnkey, spanning the BIOBUILDS list and the German portals' averages, before land and site costs. BIOBUILDS publishes its model list prices: from €40,400 for the 24 m² Nest (semi-finished) to €384,900 for the 190 m² Bloom turnkey, with a Passivhaus-certified building system at every size. This guide breaks down the real numbers: per model, per finish level, per country.
Most prefab manufacturers answer the price question with "it depends" and a quote form. That makes comparison shopping slow and budgeting harder than it needs to be. This guide gives you published prices instead and explains exactly what they include and exclude, so you can compare any offer you receive, whether from us or another manufacturer.
One definition before the prices: this article covers the price of the house itself. Land, foundation, unloading, utility connections, and permits sit outside the BIOBUILDS module price, and typically outside other manufacturers' quotes as well. A per-model summary of those costs appears near the end of this guide.
How much does a prefab home cost per square meter in 2026?
One scope note first: based on our analysis, buyers in 2026 should focus on prefab homes with a timber frame and energy certification. The two linked guides explain why; this one uses those criteria as its baseline and analyzes prices in that segment.
In that segment, serious European manufacturers of timber-frame or CLT, factory-built, energy-certified homes fall into two price bands based on finish level:
The public price guides of the large German portals (fertighaus.de, musterhaus.net) put the average turnkey Fertighaus at €2,700-€3,500/m² in 2026. Premium manufacturers producing in Central and Eastern Europe deliver the same certifications at €2,000-€2,500/m². Below roughly €1,000/m² turnkey, you are no longer looking at a certified house; you are looking at a container conversion or an uninsulated summer structure, which is a different product category.
BIOBUILDS, the European manufacturer publishing this guide, sits at the lower edge of the certified segment, with published turnkey list prices from €2,026/m² to €2,592/m², depending on model size. Every model uses the same Passivhaus-certified system: 35 cm C24 timber-frame walls, STEICO wood-fiber insulation, triple-glazed windows with Passivhaus-certified frames, and MVHR ventilation with heat recovery.
Per-square-meter price only means something at the same finish level and certification level. A €1,400/m² semi-finished Passivhaus shell and a €2,400/m² turnkey code-minimum house are not cheaper and more expensive versions of the same thing; they are different products.
Published prefab home prices by model (10.08.2026)
These are the current BIOBUILDS list prices, net of VAT, and they include DAP delivery to the agreed destination with all-risks cargo insurance. The same numbers feed the online configurator. Before you sign, the personalized offer confirms the configured estimate as a final gross price; the contract then holds that price firm.
| Model | Size | Semi-finished | Turnkey | Turnkey €/m² |
|---|---|---|---|---|
| Nest | 24 m² | from €40,400 | from €62,200 | €2,592 |
| Wanderlust | 48 m² | from €65,600 | from €112,700 | €2,348 |
| Serenity | 95 m² | from €116,000 | from €208,500 | €2,195 |
| Sanctuary | 142 m² | from €166,400 | from €300,900 | €2,119 |
| Bloom | 190 m² | from €208,500 | from €384,900 | €2,026 |
Two patterns worth noticing. First, the per-square-meter price falls as the house grows: a 142 m² Sanctuary costs less per m² than a 24 m² Nest, because bathrooms, kitchens, and technical systems cost nearly the same whether they serve 24 or 142 square meters. Second, the turnkey premium over semi-finished runs €21,800–€176,400 depending on size; what that buys is itemized in the next section.
Prices current as of 10.08.2026 and shown net of VAT. Check the configurator for today's figures.
Semi-finished vs turnkey: what each price contains
Every BIOBUILDS home, at either finish level, arrives with the complete envelope of the Passivhaus-certified building system. The difference is the interior.
- Complete structural system: 35 cm C24 FSC-certified timber-frame walls
- Full STEICO wood-fiber insulation and airtight membrane system
- Exterior cladding (Yakisugi charred timber or Lunawood thermowood)
- Triple-glazed windows with Passivhaus-certified frames, installed
- Ventilation ducting prepared throughout; the Zehnder MVHR and heat pump package is a per-model configurator upgrade
- Electrical wiring, panel, and sealed outlet boxes to EU standards
- In-wall plumbing with concealed cisterns; bathroom fully waterproofed
- Interior surfaces in formaldehyde-free sanded OSB, ready for direct finishing
Semi-finished is not a bare shell. The remaining owner work is finishing surfaces: paint or panel the walls, bond the parquet, fit light fixtures and outlet covers. There is no drywall phase and no construction dust, which is why many buyers with more time than budget choose it.
Turnkey adds the finished interior: painted walls, flooring installed, complete bathrooms with fittings, kitchen installations ready for your cabinetry and appliances, interior doors, lighting, and the Zehnder MVHR with Samsung WindFree heat pump installed. You receive keys to a home you can sleep in that night.
For a deeper comparison, see the pages on turnkey prefab homes and semi-finished prefab homes.
What affects the price of a prefab home
Four factors dominate the final contract figure, in this order:
- Size. The largest lever, but sub-linearly: doubling floor area raises the total by roughly 80%, not 100%, because the expensive rooms don't double.
- Finish level. A turnkey home costs 50-85% more than the same model semi-finished, depending on the model; most of the difference comes from the kitchen, bathrooms, and flooring.
- Configuration choices. Cladding type, glazing extents, interior packages. The configurator updates these prices in real time, so you see the cost of every choice before the offer stage.
- Destination. Delivery is included in the configured price, DAP to the agreed destination with all-risks cargo insurance; the destination you select is simply part of what the configurator prices. Production in Romania leaves the delivered total well below equivalent German-built offers.
What does not move the price: negotiation. The list is public and the same for every buyer; the personalized offer confirms your final figure from that list, and the signed contract holds it firm.
Budget tiers: what each budget buys in 2026
| Budget (net) | What it buys | Ceiling with full-scope site costs (net) |
|---|---|---|
| €40,400-€62,200 | Nest 24 m² semi-finished or turnkey | up to €66,700-€88,500 |
| €65,600-€112,700 | Wanderlust 48 m² semi-finished or turnkey | up to €105,600-€152,700 |
| €116,000-€208,500 | Serenity 95 m² semi-finished or turnkey | up to €173,100-€265,600 |
| €166,400-€300,900 | Sanctuary 142 m² semi-finished or turnkey | up to €237,900-€372,400 |
The right-hand column adds the full-scope site-cost ceiling from the next section, so it is the safe upper bound to plan financing around; most projects finish below it. Land and VAT come on top.
The costs outside the house price
We itemize these fully in the site-cost guide and the foundation guide; here is the summary. No manufacturer's quote includes the ground it stands on. How much these add depends on your plot and on how much you delegate: the ranges below are the full-scope ceiling, with every professional service included (architect, construction manager, energy consultant, full permitting). Most projects land well below them, often by more than half, because owners handle parts themselves or the plot simply doesn't need every line item:
| Model | Site & permit costs (full-scope ceiling) |
|---|---|
| Nest 24 m² | ≈ €26,300 |
| Wanderlust 48 m² | ≈ €40,000 |
| Serenity 95 m² | ≈ €57,100 |
| Sanctuary 142 m² | ≈ €71,500 |
These ceilings cover every stage before, during, and after construction: surveyor, geotechnical report, architect, permit fees, structural calculations, energy consultant, ground-screw foundations, crane, utility hookups, earthworks, and a contingency line. Many items are optional, several can be handled by the owner, and all vary heavily by site. During the offer process, we review the itemized breakdown for your model so you budget only for what your plot needs.
VAT and country notes
List prices are net. Add your country's VAT to every figure, house and site costs alike:
- Germany: 19%
- Austria: 20%
- Romania: 21%
Germany additionally offers subsidized KfW financing for qualifying climate-friendly new builds. The loan ceiling depends on the funding stage; the highest ceiling, currently up to €150,000 per housing unit, requires QNG eligibility, and a certified energy-efficiency expert must assess each project. Our KfW page explains how the Passivhaus-certified system relates to the Effizienzhaus 40 requirements.
Running costs of a prefab home
Purchase price is a one-time number; heating bills repeat for decades. The Passivhaus-certified system keeps heating demand at around 15 kWh/m² per year, roughly a tenth of what typical existing European housing consumes. Over 30 years, that difference compounds into tens of thousands of euros, which is why comparing prefab offers on purchase price alone systematically favors the wrong house. Our Passivhaus ROI guide runs those numbers in detail, and the savings calculator does it for your specific case.
For a manufacturer-by-manufacturer market comparison across price tiers, see How Much Does a Modular Home Cost in 2026?. That guide provides a market comparison; this one answers a narrower question: what does the house itself cost according to the published price list?
