Prefab house prices 2026: square-metre prices by house type and finish level

For a turnkey house with 140 square metres of living area you should budget between €360,000 and €460,000 in 2026 – plot, ancillary construction costs and outdoor works are not yet included. The exact amount is determined above all by region, fittings and energy standard. Per square metre, turnkey houses cost €2,600 to €3,300, shell-finished variants €2,100 to €2,600.

For a turnkey house you pay €2,500 to €3,300 per square metre in 2026. Shell houses (Ausbauhaus) come in at €1,900 to €2,600, kit houses (Bausatzhaus) at around €1,500 per square metre. If you choose upmarket fittings, KfW-40 standard and bespoke architecture, €3,300 to €3,850 per square metre is realistic. Note: these amounts apply from the top of the slab – plot, slab or cellar and ancillary construction costs (15 to 20 percent) come on top.

A turnkey prefab house with 120 square metres of living area costs between €300,000 and €400,000 in 2026, depending on provider segment, energy standard and fittings. As a shell house with your own labour the range drops to €225,000 to €320,000. The 120-square-metre layout is one of the most popular for families with one or two children and usually offers four rooms over one and a half to two storeys. Plot and ancillary construction costs come on top in each case.

Turnkey, 130 square metres cost between €325,000 and €430,000 in 2026. The premium over 120 square metres is only €25,000 to €30,000 – extra area is relatively cheap when building, because building services, kitchen and bathrooms are fixed costs anyway. On 130 square metres there is room for four to five rooms plus a study – a good balance between space and budget.

A standard-sized turnkey house cannot be realised for €200,000 in 2026 – the cheapest providers start at around €230,000 for 120 square metres. What is possible with this budget: a shell house with a lot of own labour (from €190,000 for 100 square metres), a small house or bungalow under 90 square metres, or a kit house. Note: plot, slab and ancillary construction costs are not included in any of these sums – the total investment is correspondingly higher.

Allow around 15 to 20 percent of the bare house price for ancillary construction costs. For a house at €400,000 that is €60,000 to €80,000 – for earthworks, slab or cellar, connections, notary, transfer tax (Grunderwerbsteuer), surveying, building permit (Baugenehmigung) and site management. If this item is calculated too tightly, you quickly run into liquidity bottlenecks.

The range is enormous: around Munich and Stuttgart, building plots cost €1,500 to €3,000 per square metre; in rural parts of Mecklenburg-Vorpommern or Saxony-Anhalt from as little as €60 per square metre. The nationwide median in 2026 is around €280 per square metre of building land. On top come development (Erschließung) costs of €12,000 to €35,000.

A full cellar costs €35,000 to €65,000 more than a slab in 2026. It pays off when the plot is expensive (usable space is created in the cellar rather than on costly building land), when a sloped site makes it advisable anyway, or when you need space for hobbies and building services. On cheap plots on level ground, the slab is usually more economical.

As a rule, banks in 2026 finance up to 100 percent of the house price, but the ancillary construction costs only rarely. At least 20 percent of the total costs as equity is advisable – so for a €500,000 project, around €100,000. Anyone starting with less has to bear significantly higher interest surcharges or fall back on KfW programmes such as the home-ownership subsidy for families (WEF).

Three programmes take centre stage in 2026: Klimafreundlicher Neubau (KFN – climate-friendly new build) with interest-reduced loans up to €150,000 per residential unit for an Effizienzhaus 40 with QNG seal; the home-ownership subsidy for families (Wohneigentumsförderung für Familien, WEF) with up to €270,000 for families with children and a household income below €90,000; and the BAFA heating subsidy with grants up to 40 percent for heat pumps. Note: all applications must be submitted before signing the contract.

Besides the bare house price, these items are typically added in 2026: plot (regionally €50 to €3,000 per square metre), development €12,000 to €35,000, soil survey €800 to €2,500, slab €25,000 to €45,000 or full cellar €60,000 to €110,000, utility connections for electricity, water, wastewater, gas and telecommunications €8,000 to €15,000, building permit and surveying €3,000 to €8,000, notary and transfer tax 5 to 9 percent of the plot price, outdoor works with driveway, terrace and fencing €15,000 to €40,000, plus financing ancillary costs. In total that is €80,000 to €180,000 on top of the house price, depending on region.

Anyone searching for a "house with a price" wants concrete models with stated guide prices rather than vague ranges. In the Prefabricated House detailed comparison you'll find 140 manufacturers; for around three quarters of them, entry prices are recorded by model, living-area class and finish level – the rest only name the price after an individual needs assessment. Bear in mind: every guide price is a fixed price for the manufacturer's construction and services specification (Bau- und Leistungsbeschreibung), but excludes plot and ancillary construction costs. Sampling upgrades, special requests and regionally varying connection costs come on top.

About ten factors shape the final price: living area and building form (compact floor plans are cheaper per square metre), construction method (timber frame, timber panel or solid concrete), finish level (kit, shell or turnkey), roof shape (a gable roof is cheaper than a hip or shed roof with dormers), energy standard (GEG minimum standard, KfW-40, KFN with QNG), building services (heat pump, ventilation, PV system), sampling (Bemusterung – bathrooms, floors, doors), transport and assembly effort to the site, the regional labour costs of the trades, and project-specific special requests. A reputable calculation lists all these items individually in the construction and services specification.

A turnkey house up to €150,000 only works in 2026 under tight conditions: compact living area of at most 70 to 90 square metres, simple rectangular floor plans, standard fittings with no special requests and no cellar. Even then, the €150,000 usually only covers the bare house price. Plot, slab, utility connections, outdoor works and ancillary construction costs cost a further €80,000 to €150,000. Anyone aiming for a complete project for €150,000 is more likely to find it with tiny houses, single-person houses under 60 square metres or kit houses with a high proportion of own labour.

The cheapest turnkey houses start at around €145,000 for about 80 square metres of living area in 2026 – roughly €1,800 per square metre. At standard size (120 to 140 square metres), the cheapest offers start at around €230,000 to €270,000. Providers at home in this entry segment include Allkauf, Massa Haus and Town & Country. Be sure to check the scope of the fixed price: floor coverings, internal doors, sanitary fittings above the standard class, painting and tiling work or outdoor works are often missing. The lowest list price is rarely the most economical choice – what matters is scope of service, energy standard, build quality and the follow-on costs of the next 30 years.

Compare offers exclusively on the basis of identical construction and services specifications, item by item. Pay particular attention to: the included finish level, the energy standard (GEG vs. KfW-40 vs. KFN-QNG), the heating technology, floor coverings, sanitary class, internal doors, front door, staircase design, plaster or wallpaper, finishing details such as painting and tiling, the sampling budget for special requests, the fixed-price period in months, whether ancillary construction costs are covered, the outdoor works and the payment schedule under MaBV. An independent surveyor from the VPB or BSB checks the contract before signing for €1,500 to €3,500 – an amount that experience shows prevents extra costs of €20,000 to €60,000.

Turnkey, a prefab house costs €2,600 to €3,300 per square metre of living area in 2026. For a single-family house of 140 square metres, that gives a bare house price of €360,000 to €460,000. Premium manufacturers with a high degree of prefabrication and KfW-40-NH standard reach €3,500 to €4,200 per square metre. Important: "turnkey" (schlüsselfertig) is not legally protected – the exact scope of service belongs item by item in the construction and services specification. Usually excluded are plot, slab or cellar, outdoor works, kitchen and sometimes floor coverings in secondary rooms.

For most German house providers, turnkey means the house is handed over ready to move in – sealed external envelope, complete interior fit-out, installed sanitary and electrical systems, laid floor coverings and completed painting and tiling. However, no statutory definition exists, so the term varies from provider to provider. Before signing, clarify whether floor coverings in all rooms, internal doors of the desired class, sanitary fittings above the minimum class, wallpaper or wall paint, the staircase in the desired design, outdoor works, carport and kitchen are included. Anything missing often costs double the market price as a special request.