Table of contents

Three bedrooms give a household more choice: separate rooms for children, somewhere for a relative to stay, or a room that can change from a home office to a bedroom as the family grows. But the bedroom count is only the beginning. The kitchen, shared living space and storage all need to work for the people using them.

Price is usually the first question. This guide compares Loghouse’s three-bedroom Contemporary model and its finish options with the separate ECO Three Bed design. It also explains what to check in the layouts and how to build a budget that covers the work needed before moving in.

3 bed modular homes Ireland price list: 2026 options

The prices below were checked on 23 October 2026 and include VAT. These are advertised building-package prices; your completed project cost in m² depends on the specification and work required at your property.

You’ll see the Contemporary listed twice because it comes with a choice of finishes. The ECO Three Bed is a different design. The measurements above describe the overall building size; you’ll need the internal drawings to see how much room you have inside. Your written quote should confirm the latest price and specification.

For the Contemporary, choosing plasterboard and render adds €18,910 to the listed timber-finish price, including options for cladding. If you have a preference, mention it when enquiring. It makes a considerable difference to the budget before any site work or fitting out is considered.

Modular home prices in Ireland – Comparing the three-bedroom layouts

Put the two layouts beside each other and the difference is easier to see. Both have three bedrooms, but the living space sits differently in each. The images below give you a feel for the arrangement. For room measurements, use a dimensioned drawing, and check the quote for any furniture or fittings shown in the pictures.

Contemporary: bedrooms arranged around a central living area

In the Contemporary layout, two bedrooms sit to the left of the main living space, with the third across on the right. The sitting and dining area occupies the middle. That separation may appeal if, for example, you’d like a guest bedroom away from the children’s rooms.

 

It’s worth picturing an ordinary evening here. The television might still be on after a younger child has gone to bed, while someone else needs a quiet desk for homework in a modular home in Northern Ireland. Bedroom positions matter in those situations. So does the route to the bathroom: trace it on the plan with the furniture in place, including any desks you intend to add.

ECO Three Bed: shared space at one end

The ECO has a longer, rectangular shape. In the illustration, the kitchen, table, and sofa share the space at one end, while the bedrooms occupy the rest, all designed within the floor plans. Compare that shape with the area you have available, including the space needed around the building.

Where you put the entrance and which way the living area faces will affect how this layout works on your property. Take a closer look at the bedrooms too. One is pictured with a single bed; if you need a double in that room, check the measurements before deciding it will suit.

Floor Plans – Will the layout work for your family?

The room you need now may be quite different from the room you’ll need in five years. A young child might need floor space for toys today and a full-sized bed and desk later. It helps to work through the plan with those changes in mind.

Check bedrooms with furniture drawn to scale

Start with the furniture you already own, or the sizes you intend to buy. Draw it onto a plan using the finished internal measurements. A bed may fit neatly against a wall but leave too little room to open a wardrobe or pull out a desk chair. For a shared bedroom, put both beds on the drawing from the start.

Give storage and laundry a place

School bags and shoes need somewhere near the door in the modular homes in Northern Ireland. Towels, spare duvets and the vacuum cleaner need cupboards. These are easy things to overlook when looking at a furnished illustration. Before settling on the layout, find a place for them, along with the washing machine, laundry basket and somewhere to dry clothes.

Plan for changing needs

You might use the third room as an office initially. Leaving enough space for a bed and wardrobe gives you more choice later. If someone has limited mobility, bring their needs into the conversation early, from the path to the front door through to the bathroom. Having everything on one level is only part of making a home easy to use.

Still weighing up two bedrooms against three? Have a look at our two-bedroom modular home guide alongside these plans. Pay attention to the sitting room and kitchen as well as the extra bedroom. You’ll be using those shared spaces every day.

Loghouse 3 Bed Modular Home in Ireland – What is included in the advertised price?

Both designs list assembly and ground-screw foundations in their packages. Their specifications also include roof, wall and floor insulation, laminate flooring, grey double-glazed uPVC windows and doors, metal roofing, gutters and downpipes. The quote should set out the details for the finish you choose and confirm the foundation arrangements for your site.

With the ECO Three Bed, electrics, plumbing and painting inside and out are priced separately. They can be arranged, and the product page offers external oiling with internal painting or staining as a paid extra.

For the Contemporary, have the electrical work, plumbing, heating, kitchen and bathroom priced out as part of your enquiry. Decorating also needs to be discussed for the selected finish. Plasterboard and render describe the surfaces; they don’t tell you whether the kitchen is fitted or the services are connected.

Before ordering, get the included work and extras listed in writing, along with anything you’ll need to organise yourself. Keep that list with the agreed drawings and any relevant floor plans.

3 bedroom modular home – Additional costs to include in your budget

Once you have a building price, the next step is to price the work at your property. A short connection across clear ground is a different job from a longer route beneath existing paving. Access and ground conditions matter too, as do your choices for the kitchen and bathrooms.

Site preparation and access

The installation team needs to know how they’ll get materials to the building position. Send photographs of gates, narrow passages, slopes and any walls or overhead obstacles along the route. Clearing and levelling may need to be priced. The ground must also be assessed for the proposed foundation system, even when foundations appear in the package price.

Water, drainage and electricity

Agree the service routes while the building position is still being decided. The cost needs to cover digging, pipework and cables, testing, and repairing the surfaces afterwards. If the site needs a pump, an electricity supply upgrade or work to the wastewater system, have that identified and priced. Be clear about who is arranging each part.

Kitchen, bathrooms and household equipment

Make a list of the units, worktops, appliances and bathroom fittings you want. Then include the labour and finishing work needed to install them. Settle the kitchen and bathroom positions before those jobs are priced: moving either later may mean changes to pipework inside and drainage outside.

Heating, hot water and ventilation

Tell the designer how many people will live in the home and what a typical morning looks like in the context of a turnkey solution. Several showers in quick succession need to be considered when choosing the hot-water system. Heating equipment needs space, and the kitchen and bathrooms need ventilation. Have the proposed systems described in the quote, with supply, installation and commissioning costs included.

Professional work and outdoor finishes

Leave room in the budget for the surveys, professional fees, applications and certification required for your project. Outside, there may be paths and steps to build, drainage to arrange and lawn or paving to put back. Where site work is still uncertain, agree a contingency and how any extra spending will be approved.

Planning and residential use in Ireland

The 2026 garden-dwelling exemption has a size limit. It covers qualifying auxiliary dwellings between 32m² and 45m², with other conditions attached. The three-bedroom homes in this comparison are larger, so you should not buy one on the assumption that this exemption applies.

Before ordering, speak to your planning authority or planning professional about putting a dwelling on the proposed site. Explain how it will be used. Owning the land does not automatically give permission for a home, and prefabricated construction does not settle the planning question.

You’ll also need to address Building Regulations and building control. As the Government’s guidance on auxiliary dwellings explains, those requirements apply even where a dwelling qualifies for a planning exemption. Your designer should explain the paperwork, inspections and completion procedures needed for your build.

There is more background in our planning permission information. Get advice on your own property before committing to a purchase.

3-bed modular home – How to compare complete project quotes

When comparing quotes, work from one agreed plan and finish. Otherwise, you may be comparing a building with a partly fitted home and wondering why the figures are so far apart. Each quote should spell out:

• The model, finish, agreed drawings, and any changes you’ve requested, including floor plans.
• Site preparation, foundations, delivery and assembly.
• Connections for water, drainage and electricity, plus heating, hot water and ventilation.
• The kitchen, bathrooms, appliances, decorating and storage included in the fit-out.
• Professional work, completion documents and repairs to the surrounding ground or surfaces.
• VAT, payment stages, expected timing, how long the price is valid, and all allowances and exclusions.

If an item is still an estimate, find out what needs to happen before it can be priced properly, particularly for steel frame options. It may need a site visit, a final drawing or a decision from you about fittings. Make sure someone is responsible for following it up, so the remaining costs are clear before you commit.

Frequently asked questions

Does the price list show the cost of a finished home?

It shows advertised building packages. Use the table to shortlist an option, then obtain a quotation covering the services, fit-out and site work your project needs.

Do the listed dimensions show the room sizes?

No. Overall building dimensions do not establish finished bedroom sizes or usable living area in m². Ask for a dimensioned internal plan and check it with your intended furniture.

Can I change the layout?

Discuss your proposed changes with Loghouse before ordering. Confirm feasibility, any revised price, and the effect on windows, services, approvals, and structural warranty. Keep the agreed drawing with the quotation.

How long will the complete project take?

Ask for a programme covering design, approvals, site preparation, delivery, assembly, fit-out and completion. An assembly estimate covers only part of that process and should not be used as a move-in date.

Discuss your three-bedroom home with Loghouse

Bring your preferred model, a rough site plan and a short list of household requirements to the first conversation. Photographs of the access route and proposed position will help explain the site for the structural warranty.

Ready to compare your options? Contact Loghouse to discuss the layout, selected finish and a quotation for your project. You can also arrange a showroom visit; check which models and finishes are available to view before travelling.