Choose Your Construction System
From rapid-deploy temporary units to architect-designed permanent buildings — we manufacture modular offices UK in 5 distinct construction systems
Not sure which system is right for you? Our team will help you choose.
📞 Call 01782 561 110ISO Frame Temporary Modular Offices
ISO frame temporary modular offices are the fastest way to deploy professional workspace on any site. Built on a robust galvanised steel frame with industrial-grade cladding, these units are designed for rapid installation, easy relocation, and long-term durability.
Perfect for construction sites, temporary project offices, and short-to-medium term requirements. Available to buy or hire — with hire-to-buy options for maximum flexibility.
Key Features
- ✓ 4–6 week delivery — fastest lead time of all systems
- ✓ Fully relocatable — move to new sites as projects change
- ✓ Stackable up to 3 storeys — maximise site footprint
- ✓ Buy or hire options — flexible financing to suit your budget
- ✓ 25–30 year lifespan — built to last through multiple relocations
- ✓ DDA compliant options — accessible ramps and facilities available
Best For
📋 Technical Specifications
Need a temporary modular office?
Get a free quote within 24 hours. Buy or hire options available.
ISO Frame Permanent Modular Offices
Premium permanent modular offices with ventilated composite facades — indistinguishable from traditional construction. Designed for 75+ year lifespan with full Building Regulations compliance.
Key Features
- ✓ Ventilated Facades — Brick slips, timber, render, metal, or composite panels
- ✓ 75+ Year Lifespan — Designed as permanent buildings, not temporary structures
- ✓ Multi-Storey Capable — Stack up to 3 storeys for maximum space efficiency
- ✓ Part L 2021 Compliant — Exceeds current Building Regulations for energy
- ✓ REI 60 Fire Rating — Enhanced fire resistance for commercial use
- ✓ 15-Year Warranty — Comprehensive structural and weatherproofing cover
Best For
Corporate headquarters, school expansions, GP surgeries, council offices, sports pavilions, healthcare facilities, and any project requiring a permanent building with traditional appearance.
Technical Specifications
Premium Facade Options
Choose from a range of ventilated facade systems — each indistinguishable from traditional construction
Facade Comparison
| Facade Type | Appearance | Maintenance | Lifespan | Best For |
|---|---|---|---|---|
| Brick Slips | Traditional | Very Low | 60+ years | Education, Healthcare, Public |
| Timber Effect | Natural | Low | 40+ years | Sports, Leisure, Rural |
| Composite Panels | Modern | Very Low | 50+ years | Commercial, Industrial |
| Metal Cladding | Industrial | Very Low | 40+ years | Industrial, Warehouses |
| Render Finish | Contemporary | Medium | 30+ years | Healthcare, Residential |
* All facades are ventilated systems installed over the ISO frame structure. Mix and match facades on different elevations for unique designs.
Not sure which facade is right for your project?
Our design team can provide samples and 3D visualisations to help you decide.
ISO Frame Permanent Projects
Real projects delivered across the UK — education, healthcare, commercial, and sports sectors
Sizes & Pricing Guide
From single modules to multi-storey headquarters — all prices include premium facade and turnkey fit-out
* Prices based on £1,850/m² with standard premium facade. Final pricing depends on facade choice, fit-out specification, and site requirements.
Why Choose ISO Frame Permanent?
Traditional Appearance
Ventilated facades make our buildings indistinguishable from traditional construction. Brick slips, timber, render — your choice.
60% Faster Build
Factory manufacture means 90% of work happens off-site. Minimal disruption, no weather delays, fixed programme.
Part L 2021 Compliant
Exceeds current Building Regulations for energy efficiency. U-values from 0.18 W/m²K. A-rated energy performance.
75+ Year Lifespan
Designed as permanent buildings with 75+ year structural life. Hot-dip galvanised steel frame, 15-year warranty.
Fully Customisable
Open-plan or cellular layouts. Meeting rooms, kitchens, WCs, server rooms. Any internal configuration you need.
Finance Available
Asset finance from 6.9% APR. Lease options for councils and education. Spread the cost over 3–7 years.
Sectors We Serve
Education
Schools, colleges, universities
Healthcare
GP surgeries, clinics, NHS
Commercial
Offices, HQ, distribution
Sports & Leisure
Pavilions, clubhouses
Public Sector
Councils, government
Industrial
Factories, warehouses
Compliance & Certifications
Ready for a permanent modular office?
Get a free consultation and quote within 24 hours. Finance options available.
Bespoke Modular Buildings
Fully customised modular offices designed to your exact specifications. Unlimited architectural freedom with steel or timber frames, any facade, any layout — delivered in weeks, not months.
Key Features
- ✓ Unlimited Design Freedom — Any shape, size, layout, or architectural style
- ✓ Steel or Timber Frame — Choose the structure that suits your project
- ✓ 75+ Year Lifespan — Permanent buildings designed to last generations
- ✓ Full Building Regs Compliance — Part L, B, M, F compliant as standard
- ✓ In-House Design Team — Architects and engineers work with you from concept to completion
- ✓ Planning Support — We handle planning applications and Building Control
Best For
Architectural statements, branded headquarters, unique commercial spaces, education campuses, healthcare facilities, and any project where design matters as much as function.
Technical Specifications
Our Bespoke Design Process
From initial concept to handover — we guide you through every step
Consultation
Free site visit and requirements gathering. We understand your vision, budget, and timeline.
Concept Design
3D visualisations and floor plans. Refine the design until it's exactly what you want.
Planning & Approvals
We handle planning applications and Building Control submissions on your behalf.
Factory Build
90% built off-site in controlled conditions. Quality assured, weather-proof, on schedule.
Delivery & Install
Modules delivered and craned into position. On-site work typically 1–5 days.
Handover
Final snagging, certification, and keys. Your building is ready to use.
Unlimited Customisation
Every element can be tailored to your exact requirements
Facades & Cladding
Brick slips, timber, render, metal, composite panels, curtain walling, or any combination.
Floor Layouts
Open-plan, cellular, or hybrid layouts. Meeting rooms, breakout spaces, reception areas.
Interior Finishes
From basic functional to executive luxury. Flooring, ceilings, lighting, and furniture packages.
M&E Systems
Heat pumps, MVHR, solar PV, LED lighting, data cabling, access control, CCTV integration.
Accessibility
Full DDA/Part M compliance. Ramps, lifts, accessible WCs, hearing loops, tactile signage.
Sustainability
Net-zero ready designs. Recycled materials, green roofs, rainwater harvesting, EV charging.
Sizes & Pricing Guide
Bespoke buildings from single modules to large campus developments — prices include design, manufacture, and installation
* Prices based on £1,000/m² for standard bespoke specification. Final pricing depends on design complexity, facade choice, and fit-out level.
Sectors We Serve
Education
Schools, colleges, SEN
Healthcare
Clinics, surgeries, NHS
Commercial
HQ, showrooms, retail
Sports & Leisure
Pavilions, gyms, clubs
Public Sector
Councils, community
Residential
Homes, annexes, studios
Why Choose Bespoke Modular?
Design Freedom
No constraints. Any shape, any size, any style. Work with our architects to create something unique.
50% Faster Than Traditional
Factory manufacture cuts build time in half. 12–16 weeks from design sign-off to handover.
Cost Certainty
Fixed price contracts. No surprises. Factory conditions mean no weather delays or site variations.
Sustainable Construction
67% less waste than traditional build. Recycled materials, energy-efficient design, net-zero ready.
Single Point of Contact
Design, manufacture, delivery, installation — all managed by KC. One contract, one team, one responsibility.
15-Year Warranty
Comprehensive structural warranty. 75+ year design life. Built to last generations.
Compliance & Certifications
Ready to design your bespoke modular building?
Free consultation and 3D visualisation. Let's bring your vision to life.
Converted Shipping Container Modular Offices
Budget-friendly modular offices UK converted from ISO shipping containers. Steel construction with complete internal fit-out — ideal for construction sites, temporary projects, and businesses requiring rapid deployment with minimal groundworks. Available in 10ft, 20ft, and 40ft sizes with hire, hire-to-buy, and purchase options.
Container conversions offer the fastest deployment of any modular office system — from order to occupancy in as little as 2–4 weeks for standard configurations. Fully stackable up to 3 storeys with minimal foundation requirements.
Key Features
ISO Steel Construction
Corten steel frame built to ISO 1496 standards — weatherproof and secure
Rapid Deployment
Standard units delivered and installed in 2–4 weeks — fastest system available
Budget-Friendly
Lowest cost per sqm of any system — ideal for temporary or budget-conscious projects
Stackable Design
Stack up to 3 storeys high — maximize site usage on constrained plots
Fully Relocatable
Standard ISO dimensions — easy to transport, relocate, or resell
Secure & Weatherproof
Lockable steel doors, reinforced windows, vandal-resistant construction
Minimal Groundworks
Can sit on concrete pads, timber sleepers, or screw piles — no deep foundations
Hire or Buy Options
Weekly/monthly hire, hire-to-buy, or outright purchase — flexible terms
Technical Specifications
Construction
- Frame Material Corten Steel
- Standard ISO 1496
- Wall Insulation 50–100mm Mineral Wool
- Design Life 25–30 Years
- Stackable Up to 3 Storeys
Thermal Performance
- Wall U-Value 0.35–0.45 W/m²K
- Roof U-Value 0.30–0.40 W/m²K
- Floor U-Value 0.35–0.45 W/m²K
- Window U-Value 1.4–1.6 W/m²K (Double)
- Acoustic Rating 25–30 dB Reduction
Sizes Available
- 10ft Container 3m x 2.4m (7 m²)
- 20ft Container 6m x 2.4m (14 m²)
- 40ft Container 12m x 2.4m (28 m²)
- 40ft High Cube 12m x 2.4m x 2.9m
- Multi-Unit Complex Custom Configurations
M&E Systems
- Heating Electric Panel / Air-Con
- Electrical UK 230V, RCD Protected
- Lighting LED Throughout
- Security Steel Doors, Anti-Vandal
- Optional CCTV, Alarm, Solar PV
Sizes & Pricing Guide
Container conversions available to buy or hire — prices include full internal fit-out as office
Note: Prices shown are for standard office fit-out (insulation, electrics, lighting, heating, flooring, windows, door). Custom specifications (toilets, kitchenette, partition walls, upgraded finishes) quoted separately. Hire-to-buy and asset finance available. All prices exclude VAT, delivery, and installation.
Best Sectors for Container Conversions
Ideal for temporary projects, budget-conscious businesses, and rapid deployment requirements
Construction Sites
Site offices, canteens, meeting rooms, security huts — rapid deployment with hire or hire-to-buy options for project duration.
Industrial & Warehousing
Yard offices, gatehouse security, driver welfare, quality control stations — secure, weatherproof, and relocatable as operations change.
Agriculture & Estates
Farm offices, estate management, seasonal worker accommodation, equipment storage — durable and easy to relocate across sites.
Events & Festivals
Ticket offices, control rooms, artist facilities, merchandise units — stackable, secure, and rapid setup/breakdown for touring events.
Civil Engineering
Project offices for infrastructure, highways, rail, utilities — move with the project as works progress along the route.
Startups & SMEs
Budget office space, workshops, storage — low capital outlay with hire options, relocate as your business grows or moves.
Gallery: Container Office Conversions
Hire vs Buy: Which Option Suits You?
Flexible acquisition options for every budget and project duration
Hire
Weekly / Monthly Terms
- ✓ No large capital outlay — pay weekly or monthly
- ✓ Ideal for projects under 12 months
- ✓ We handle delivery, collection, and maintenance
- ✓ Upgrade or swap units as needs change
- ✓ Tax-deductible as operating expense
From £55/week (10ft) to £130/week (40ft HC)
Buy
Outright Purchase
- ✓ Own the asset — no ongoing rental costs
- ✓ Best value for long-term use (12+ months)
- ✓ Customise to your exact specification
- ✓ Resale value — containers hold value well
- ✓ Capital allowance — claim against tax
POA — asset finance and hire-to-buy available
Hire to Buy
Flexible Transition
- ✓ Start with hire — convert to purchase later
- ✓ Hire payments offset against purchase price
- ✓ Try before you commit — no risk
- ✓ Ideal when project duration is uncertain
- ✓ Spread cost while testing the solution
Flexible terms — speak to our team for a bespoke plan
Popular Conversion Options
Every container office is fully customisable — here are the most popular upgrades
Toilet & Shower
Self-contained WC, shower, and basin — ideal for welfare compliance on remote sites
Kitchenette
Sink, worktop, microwave, fridge, and kettle point — staff welfare and break area
Partition Walls
Divide into private offices, meeting rooms, or storage — fully insulated partitions
Air Conditioning
Split-system heating and cooling — essential for year-round comfort in steel containers
Data & Comms
Cat6 cabling, Wi-Fi access points, phone sockets — fully connected workspace
External Cladding
RAL colour coating, timber composite, or branded wrap — transform the exterior appearance
DDA Access
Ramp, widened door, accessible WC — Part M compliant for public-facing or multi-user sites
Solar PV
Roof-mounted solar panels with battery storage — off-grid capability for remote locations
Interior Finishes for Modular Offices UK
Every modular office from KC Modular Buildings is delivered with a complete interior fit-out as standard. Choose from three specification levels — each designed to match your budget, sector requirements, and the impression you want to make. All finishes are factory-installed for consistent quality and faster handover.
From robust site-ready welfare offices to executive boardroom-grade environments — we match the interior to the purpose. Upgrade individual elements or choose a complete package.
Finish Level Comparison
Side-by-side comparison of all three interior specification levels
Mix & Match — Build Your Own Specification
You don't have to choose a single level. Many clients combine elements from different specifications — for example, executive flooring with mid-range walls, or basic structure with upgraded heating and lighting. We'll help you balance budget and impact.
Every modular office is built to order in our factory, so customisation is included in the process — not an expensive add-on. Tell us what matters most and we'll spec accordingly.
Modular Office Size Guide
Choosing the right size for your modular office depends on headcount, function, and how the space will be used day-to-day. Use this guide to match your requirements to the right footprint — from compact site cabins to large multi-module office complexes.
All sizes below are available across our five construction systems. Every unit is built to order — so exact dimensions, layouts, and partition configurations are fully customisable.
Complete Size Reference
Standard sizes available across all five construction systems — bespoke dimensions available on request
★ Most popular size for permanent commercial and education projects. Bespoke dimensions available — contact us for custom layouts.
Space Planning Guidelines
Use these benchmarks to calculate how much space you need
Office Desks
Allow 50–70 sqft (5–6.5 m²) per desk for open-plan layouts, including circulation space and shared facilities.
Example: 400 sqft = 6–8 desks
Private Offices
Minimum 100 sqft (9 m²) per private office for a single occupant with desk, storage, and visitor chair.
Example: 800 sqft = 3 offices + open area
Meeting Rooms
Allow 15–20 sqft (1.5–2 m²) per person for boardroom-style seating with table and presentation screen.
Example: 200 sqft = 10–12 person boardroom
Classrooms
UK guidelines recommend 2.5–3 m² per pupil (27–32 sqft) for primary/secondary classrooms with teaching area and storage.
Example: 600 sqft = 20 pupils + teacher
Welfare Units
Minimum 200 sqft (18.5 m²) for canteen, drying room, WC, and storage. Scale up for larger site teams.
Example: 400 sqft = 15–20 operatives
Reception Areas
Allow 150–250 sqft (14–23 m²) for reception desk, waiting area with seating, and circulation to main office.
Example: 200 sqft = desk + 4–6 seats
Example Configurations
Real-world layout examples showing how to configure different sizes
Site Manager's Office
- ✓ Main office area (2 desks)
- ✓ Small meeting table (4 chairs)
- ✓ Storage cabinet / plan chest
- ✓ Wall-mounted heater + LED lighting
Occupancy: 2–4 people
Commercial Office Suite
- ✓ Open-plan office (8 desks)
- ✓ Private director's office (100 sqft)
- ✓ Meeting room (6-person table)
- ✓ Kitchen area with sink + fridge
- ✓ Accessible WC
- ✓ Air-air heat pump + Cat6 data
Occupancy: 8–12 people
Corporate Headquarters
- ✓ Ground floor: Reception + 20-desk open-plan
- ✓ First floor: 4 private offices + boardroom
- ✓ Canteen / break room with full kitchen
- ✓ Server room + IT cabinet
- ✓ 2 × accessible WCs per floor
- ✓ Lift access + fire alarm + MVHR
Occupancy: 30–50+ people
Site Requirements & Access
Before ordering, confirm your site can accommodate the chosen size. You'll need:
- ✓ Level base: Concrete slab, screw piles, or compacted stone (we can advise on foundations)
- ✓ HGV access: Minimum 3.5m width for delivery lorry + crane clearance (if required)
- ✓ Clearance: Add 1–2m around the building footprint for installation and maintenance
- ✓ Services: Electrical supply point within 20m (we can connect on-site)
Not sure if your site is suitable? Send us photos and dimensions — we'll confirm feasibility and recommend the best delivery method.
Modular Offices UK — Recent Projects
From compact site offices to multi-module commercial buildings — every project is designed, manufactured, and installed by KC Modular Buildings. Browse a selection of recent installations across the UK.
