The Smallest Prefab House: Models, Minimum Sizes and Prices at a Glance
How small may a prefab house be? The smallest models start at around 18 m² as factory-fitted living containers and modules. This guide shows the real minimal models from the database, their price ranges (as of 2026), the legal minimum sizes for building and the distinction from a tiny house – objectively and without a ranking.
Anyone who wants to build as small and cheaply as possible quickly runs into the question: how small can a prefabricated house (Fertighaus) actually be? The smallest models in our database start at around 18 m² of living space – as factory-fitted living containers or modules. Above that, compact tiny houses and module houses follow with about 25 to 33 m². This guide shows the real minimal models, their price ranges (as of 2026), the legal minimum sizes when building and the distinction from the tiny house – factually and without a ranking.
How small is the smallest prefab house?
Short answer: The smallest prefab houses start at around 18 m² of living space. The smallest model in our database is the W4 living container from Conliving with 18 m² – a factory-fitted module with bed, bathroom and kitchen. It is followed by container and module houses with about 25 to 33 m²: the room module from Containerwerk (25 m²), the McTiny L from McCube (26 m²), the ECO A1 from McCube (29 m²), the Lund 30 from Fjorborg (30 m²) and the Tiny Haus TR#01 from Dwellii House (33 m²). All are single-storey and prefabricated.
These models are deliberately reduced: on the small footprint, living, sleeping, cooking and a bathroom combine into a compact unit. They are suited as primary living space for one to two people, as a second home, holiday house or garden room. Anyone wanting to get a broad overview first will find the basics in the prefab house overview. The especially small models come almost without exception from modular construction – the module house: prices & providers goes deeper into this construction method.
Living space vs. footprint
With very small houses, a close look pays off: manufacturers' figures refer sometimes to the living area, sometimes to the usable or external-dimension area. The square metres named here correspond to the figures from our model database. Before buying, always have the basis of calculation confirmed in writing so that you compare offers fairly.
Which smallest prefab house models are there?
Short answer: The following table lists the six smallest models from our database, in ascending order by living space. Only a few providers name a fixed starting price: the W4 living container starts at around 23,000 euros (incl. VAT, plus shipping), the McCube ECO A1 at around 99,000 euros and the Dwellii tiny house at around 148,000 euros. For the remaining models, the price is calculated project-related and only named on request – all figures as a range, as of 2026.
The smallest prefab house models by living space (as of 2026)
| Model | Living space | Provider | Construction method | Price* |
|---|---|---|---|---|
| W4 living container | 18 m² | Conliving | Modular (container) | from approx. €23,000 |
| Room module Universal Living | 25 m² | Containerwerk | Modular (steel) | on request |
| McTiny L | 26 m² | McCube | Modular (timber frame) | on request |
| ECO A1 | 29 m² | McCube | Modular (timber frame) | from approx. €99,000 |
| Lund 30 | 30 m² | Fjorborg Häuser | Timber frame (module) | on request |
| Tiny Haus TR#01 | 33 m² | Dwellii House | Module house (timber) | from approx. €148,000 |
*Prices only for orientation and, where stated, as the manufacturer's starting price – without transport, foundation and site development, unless otherwise noted. As of 2026.
The large price range shows that the number of square metres alone says little about the costs. A simple living container as a ready-to-move-in unit differs considerably from a turnkey tiny house with upmarket fittings. Details on the models can be found on the respective model pages, for example, on the W4 living container from Conliving or on the ECO A1 from McCube. How the costs for your project are composed can be roughly estimated with the prefab cost calculator.
Compare small prefab houses
Compact modules and tiny houses differ greatly in fittings and price. Compare the offers of several prefab providers from our network free of charge and have it broken down transparently what is included in the price.
What does a particularly small prefab house cost?
Short answer: With the smallest models, the price range in 2026 runs from around 23,000 euros for a compact living container to about 148,000 euros for a turnkey tiny house. The difference results from the build stage, fittings, construction method and provider. In addition to the model price, costs for transport, foundation or slab, site development and approval almost always arise. These incidental costs are readily underestimated with small houses and should be planned in early.
- Model price: very different depending on build stage and fittings.
- Transport and setting up of the prefabricated module.
- Foundation or slab at the prepared location.
- Site development: water, sewage, electricity and, if applicable, heating.
- Building permit and proofs under the state building regulations.
Especially with very small houses, the incidental costs make up a large share of the overall budget, because transport and site development scale little with the living space. A cheap starting price for the module alone therefore says little about the actual total costs. An overview of the general cost components is provided by the page prefab prices 2026. Neutral guidance on construction contracts and service descriptions is offered by the consumer advice centre (Verbraucherzentrale).
Is there a legal minimum size for a house?
Short answer: There is no nationwide minimum number of square metres for residential houses. The decisive requirements are in the state building regulations and the municipality's development plan. Relevant above all are the boundary distances to be observed from the neighbouring plot, minimum heights for habitable rooms and requirements for daylight, ventilation and escape routes. Because the rules vary by federal state and plot, you should always clarify them with the local building authority and the provider before buying.
Decisive is therefore less the pure living space than the classification of the house within building law at the concrete location. A habitable room must meet a minimum height to count as living space; the exact values differ between the federal states. The boundary distances to the plot boundaries also limit where and how small a building form may stand. Whether and in what procedure an approval is required depends on the federal state, the use and the location – even a small module is rarely exempt from approval across the board.
Ask the building authority early
Before buying, clarify with the local building authority which requirements apply to your plot: is the area buildable at all, which boundary distances and minimum heights must be observed and which approval procedure applies? This way you avoid a cheap small house that in the end may not be permanently inhabited.
Small prefab house or tiny house – where is the difference?
Short answer: The boundaries are fluid. A tiny house is usually especially small and often intended to be mobile or on a trailer, whereas a small prefab house is planned as a permanently founded residential building. Several of the smallest models in our database are expressly classified as a tiny house or module house, such as the Lund 30 from Fjorborg or the McTiny L from McCube. For permanent living, it is decisive that the house is approved and developed as a residential building under building law – regardless of the label.
In practice, the categories overlap: many compact modules can be used both as a primary residence and as a holiday or guest house. If you want to live small permanently, it is worth looking at the suitable house types. In-depth information is offered by the pages on the tiny house, the single house and the module house. Anyone wanting to live single-storey and low-barrier will find alternatives with the bungalow as a prefab house.
Conclusion: build small with a clear view of the total costs
Short answer: Prefab houses are available from around 18 m² of living space – from the compact living container to the turnkey tiny house with a good 30 m². The price range in 2026 runs from about 23,000 to 148,000 euros, with many providers only calculating project-related. Decisive are not the pure square metres but the build stage, incidental costs and the building-law admissibility at the location. Anyone who clarifies both early finds a solid and affordable living solution on a small area.
Compare several offers and make sure that the build stage and included services really match – only then are prices meaningful. Also check early whether your plot is suitable for the desired small house and which incidental costs arise for transport, foundation and site development. Anyone who calculates the total costs realistically and coordinates the building-law requirements with the building authority gets the greatest benefit from a particularly small prefab house.
Plan a small prefab house concretely
Whether living container, module or tiny house – the right solution depends on plot, budget and use. We connect you free of charge and without obligation with suitable providers from our network who break down compact houses transparently.
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