What does the price of a prefab house include? From kit to turnkey

What the price of a prefab house includes, with three examples

The first thing is to know what type of price it is:

• •As a kit, the Atalaya by Casas de Madera Málaga (in Spanish) costs €61,990 with the structure, the doors and windows, delivery on the Spanish mainland and VAT; you provide assembly, foundations and the installations.
• •With assembly extra, the CCR28 by SORT-7 (in Spanish) costs €20,814 with the bathroom, VAT and transport; the fitters' travel, the crane, utility connections and permission are extra.
• •Turnkey, the Cube 100 by Casas Cube (in Spanish) costs €171,600 plus VAT with the design project, the soil survey, the slab and site supervision; VAT, transport and utility connections are left out.

What a turnkey house includes

Turnkey means it arrives assembled and finished, not that the price covers everything. Among the turnkey houses with a price that state each item:

• •assembly is included in 70 of 70;
• •electricity and plumbing, in 106 of 106;
• •interior finishes, in 86 of 93;
• •the design project and site supervision, in 78 of 123;
• •transport, in 72 of 101.

Ask for the breakdown in writing and add whatever is missing before comparing two prices. Turnkey houses, with what each price covers

VAT: 10 %, 21 % or IGIC

VAT depends on whether the house is permanently fixed to the ground. If it is, it is a dwelling and carries 10 %, like building work you contract directly with the builder; if it can be moved without breaking it, it is movable property and carries 21 %, according to ruling V5259-26 of the Spanish Directorate General of Taxes (July 2026).

The Canary Islands have no VAT but IGIC, so a Canary price cannot be compared with a mainland one without adding each one's tax. And with a price "plus VAT", the final figure rises by 10 % or 21 % depending on the case. When it is movable or immovable property, and what that changes for a mortgage

By type of house: what it costs finished

Finished, a timber house costs less per square metre than a concrete one. Turnkey medians per square metre:

• •timber: €1,267 (47 houses from 10 manufacturers);
• •steel: €1,606 (67 houses from 10 manufacturers);
• •container: €1,639 (25 houses from 3 manufacturers);
• •concrete: €2,025 (40 houses from 7 manufacturers).

The material is the one you see from outside: a concrete house can have a timber or steel structure. The price per square metre of each material, by what it includes

When the manufacturer does not publish a price

Not everyone gives a price: 69 of 125 manufacturers publish none (55 %), and with them the breakdown only comes with the quote. Ask them all for the same:

• •what type of price it is (kit, structure, assembly extra or turnkey);
• •whether it includes VAT, transport, foundations, utility connections, the design project and permission;
• •whether the figure is fixed or a "from" price.

And if a manufacturer sells the same house in two formats, compare each version with those of its own type: Teide Modular's TM1 Magma is the structure and the facade assembled, for €75,000, and the TM1 Basalto, the same house finished, for €176,464 (Canary Islands prices, with IGIC rather than VAT).