The choice between a self-build and a turnkey purchase is usually made earlier than people expect – at the moment the container is ordered. A bare module that a supplier will later fit out has to meet different requirements than one you plan to convert yourself over two years. Get that decision wrong and you pay twice.
This guide compares the three realistic routes, names the skills a self-build demands, and shows what a turnkey price normally excludes. The detailed figures are covered in Container tiny house: costs, the structural basics in Tiny house from a container.
Note on all prices: All amounts are rough approximate ranges for orientation (as of 2026). They depend heavily on region, specification, own labour and market conditions, and constitute neither an offer nor a price guarantee. Obtain several current quotes for every project.
The three routes at a glance
Between “do everything yourself” and “buy everything” sits a middle path that works best in practice.
Route 1 – Full self-build. You buy a used or new container and handle planning, insulation, drylining, floors, furniture and finishes yourself. Electrics and plumbing are connected by trades; the rest happens on evenings and weekends.
Route 2 – Partial fit-out with trades. You buy a bare module, ideally with window and door openings already cut and structurally reinforced at the factory. Individual trades – insulation, electrics, plumbing, heating – are contracted separately, while you do all or part of the interior work.
Route 3 – Turnkey from a supplier. A manufacturer delivers a finished module with a defined energy standard, electrical and plumbing installation, floor finishes and sometimes a kitchen. You provide the plot, foundation and service connections.
| Criterion | Self-build | Partial fit-out | Turnkey |
|---|---|---|---|
| Cost (approx., 20 ft, habitable) | €15,000–30,000 | €25,000–45,000 | €40,000–80,000 |
| Cost (approx., 40 ft) | €25,000–45,000 | €40,000–70,000 | €65,000–130,000 |
| Own labour required | 600–1,200 hrs | 200–500 hrs | 20–60 hrs (coordination) |
| Time to move-in | 12–30 months | 8–15 months | 4–9 months |
| Know-how required | high | medium | low |
| Warranty | materials only | per trade, separately | on the complete works |
| Risk of defects | entirely yours | interface disputes possible | with the supplier |
| Bank financing | difficult | moderate | most feasible |
The spread is driven less by the construction method than by the specification. A self-build with high-grade insulation, triple glazing and a heat pump quickly reaches the price of a basic turnkey module.
Self-build: what you really need to be able to do
Self-builds rarely fail on motivation. They fail on three things: structure, building physics and stamina.
Structure when cutting openings
A shipping container carries its loads through the corner posts and the corrugated side walls. Every opening for a window or door interrupts that load path and weakens the bracing. After cutting, the opening must be framed with steel sections and the wall’s stiffness structurally replaced – for larger openings, structural calculations are a condition of approval, not an option. Having the openings cut at the factory or by a metalwork firm removes the single largest risk from the project for comparatively little money.
Building physics and moisture
Steel is a continuous thermal bridge. Without a properly planned vapour control layer and an insulation build-up that pushes the dew point out of the construction, condensation forms on the inside of the steel skin – invisible behind the lining, with mould and corrosion as the result. This is the most common and most expensive self-build mistake, because it only becomes visible after one or two winters.
Electrics and plumbing belong to certified trades
You may not sign off fixed electrical installations yourself; commissioning and insurance cover require a certified contractor to register the work. The same applies to the drinking water connection. Plan these trades in from the start – preparatory work such as conduits and chases can usually be done by you.
Realistic time requirement
| Trade | Time (approx., 20 ft) | DIY feasible? |
|---|---|---|
| Planning, permits | 60–150 hrs | yes, with a planner |
| Rust protection, prep | 30–60 hrs | yes |
| Openings + reinforcement | 40–80 hrs | only with structural proof |
| Insulation, vapour barrier | 80–150 hrs | yes, with care |
| Drylining, floors | 120–250 hrs | yes |
| Electrics (prep/connection) | 40–80 hrs | partly |
| Plumbing, heating | 60–120 hrs | partly |
| Kitchen, furniture, finish | 100–250 hrs | yes |
Add 30 to 50 per cent to every estimate you make yourself. At ten hours a week, an 800-hour project takes around a year and a half.
Turnkey: what is in the price – and what is not
“Turnkey” is not a protected term. In practice it almost always describes the module ex works, not a habitable house on your plot.
| Item | Usually included | Usually extra (approx.) |
|---|---|---|
| Module, insulation, windows | yes | – |
| Interior, bathroom, electrics | yes | – |
| Kitchen | sometimes | €3,000–12,000 |
| Foundation | no | €3,000–12,000 |
| Transport to site | no | €800–4,000 |
| Crane / unloading | no | €600–2,500 |
| Service connections (power, water, sewer) | no | €5,000–20,000 |
| Permit design, structural engineering, application | no | €2,000–8,000 |
| External works, terrace, access | no | €2,000–15,000 |
These items frequently add 30 to 60 per cent to the module price. A quote is therefore only comparable if you include the ancillary costs in both options.
Choosing a supplier
Because we are independent, we name no companies – but we do name supplier types and the criteria that distinguish them.
| Supplier type | Strength | Typical weakness |
|---|---|---|
| Modular manufacturers (series) | price, delivery reliability, documentation | little customisation |
| Regional fit-out firms | adaptability, short distances | capacity, schedule risk |
| Trading / brokerage platforms | wide choice | unclear liability for defects |
| Imports without a local entity | low module price | code compliance, warranty hard to enforce |
| Architect + individual trades | design quality | higher cost, coordination effort |
Assessment criteria:
- References you are allowed to visit – ideally a building that has survived at least two winters.
- Workshop visit: see how insulating and welding are done. A supplier who will not show production usually has a reason.
- Structural proof for openings, stacking and anchoring, in a form your authority can review.
- Energy standard with numbers: U-values for wall, floor, roof and windows, not “very well insulated”.
- Warranty: scope, duration and who carries it – manufacturer or broker.
- Payment plan tied to construction progress, not to the calendar.
- Handover with a written protocol, defects list and retention.
Warning signs
- Large advance payments (more than 20–30 per cent) before work starts.
- No fixed prices, only “guide prices” subject to adjustment.
- Missing structural, U-value or material documentation when asked.
- No local contracting entity, or frequently changing company names.
- Pressure through time-limited discounts and “sign today”.
- References shown only as renderings, never as real buildings.
Contract checklist
- Complete specification of works as part of the contract, not just a brochure
- Fixed price with clearly named exclusions and a validity period
- Delivery date binding, with agreed consequences for delay
- Payment plan linked to milestones, final instalment only after handover
- Interfaces defined: who provides foundation, crane, connections?
- Warranty periods and named points of contact
- Securities: performance bond, retention of around five per cent
- Variations in writing only, with pre-calculated prices
- Termination and withdrawal rights if permission is refused
Example schedule
| Phase | Self-build | Turnkey |
|---|---|---|
| Plot, pre-check with authority | month 1–3 | month 1–3 |
| Design, structure, application | month 3–8 | month 2–6 |
| Procurement / manufacture | month 8–10 | month 6–9 |
| Foundation, servicing | month 10–13 | month 7–9 |
| Fit-out / installation | month 13–28 | month 9–10 |
| Handover, move-in | month 30 | month 10 |
Conclusion
A self-build pays off if you are confident with tools, can commit time reliably over one to two years, and will have structure and building physics verified externally. The realistic saving is 30 to 50 per cent – bought with full risk and no warranty on the completed works.
Turnkey is right when schedule, financing and liability for defects matter more than price. What decides the outcome is not the supplier’s name but the contract: fixed price, verifiable documentation, milestone payments and a proper handover.
For most clients the partial fit-out is the pragmatic compromise: a bare module with factory-cut openings and structural proof, certified trades for electrics, plumbing and insulation, own labour for interior work and finishes.