Why Choose a Bespoke Modular Building?

Traditional construction is slow, expensive and unpredictable. In contrast, bespoke modular buildings are manufactured in a controlled factory environment, which means faster delivery, tighter budgets and consistently higher quality. Consequently, more UK businesses, schools and healthcare providers are choosing modular construction for their next project.

Furthermore, because site works and factory manufacture happen simultaneously, your overall programme is dramatically reduced. For example, a typical bespoke modular building completes in just 10–16 weeks from design sign-off — compared to 6–18 months for an equivalent traditional build.

Whether you need a single 15m² garden office or a 2,000m² multi-storey commercial headquarters, KC Modular Buildings delivers turnkey solutions for every sector across the UK. In addition, all buildings are constructed to British Standards and Part L 2021 energy compliance as standard.

KC Modular Buildings — At a Glance

Faster Than Traditional Build

Bespoke modular buildings are typically completed up to 50% faster than traditional construction. This is because site works and factory manufacture happen simultaneously, cutting your programme from months to weeks. As a result, typical bespoke builds complete in just 10–16 weeks from design sign-off.

Fully Bespoke Design

Unlike off-the-shelf alternatives, every building is designed entirely to your brief. You can choose your layout, dimensions, cladding, windows, doors, interior finish, heating, and electrical spec. Furthermore, buildings are available in steel frame, timber frame, or hybrid construction to suit your site and budget.

Energy Efficient & Sustainable

All buildings are Part L 2021 compliant as standard. In addition, KINGSPAN QuadCore insulated panels (U=0.16 W/m²K), triple-glazed windows (U=0.5 W/m²K), MVHR ventilation, and A++ rated heat pumps are included, together delivering outstanding energy performance and significantly lower running costs.

Relocatable & Scalable

One of the most valuable advantages of modular construction is flexibility. Buildings can be dismantled, relocated, and reconfigured as your needs change over time. Moreover, modules can be stacked up to 3 storeys or expanded horizontally, so your investment grows with your business rather than becoming a fixed constraint.

Cost-Effective & Transparent

Bespoke modular buildings start from just £1,000/m² for steel-frame construction. Furthermore, all contracts are fixed-price with no hidden costs, so your budget remains under control throughout. Asset finance, hire-to-buy, and milestone payment options are also available, making modular construction accessible to a wide range of clients.

Certified & Compliant

KC Modular Buildings holds ISO 9001, ISO 14001, ISO 1090, Constructionline Bronze, SSIP, and Acclaim Health & Safety accreditations. Consequently, all buildings fully comply with Building Regulations Parts B, F, L, and M, and are accepted by insurers and lenders without additional certification requirements.

Side-by-Side Comparison

Our steel and timber frames are engineered for long-term performance. Furthermore, all steel work is certified to ISO 1090 and ISO 3834, ensuring weld quality and structural integrity on every project.

Thanks to KINGSPAN QuadCore panels throughout, our buildings achieve A and A++ energy ratings. Consequently, running costs are significantly lower than traditional construction of equivalent size.

All panels are rated to EN 13501-1 B-s2, d0 as standard. In addition, FD30 and FD60 fire-rated doors are fitted throughout, ensuring full compliance with Building Regulations Part B.

Acoustic performance is particularly important for schools, clinics and offices. For this reason, Rockwool insulation is used within internal partitions, while triple-glazed windows reduce external noise by up to 42 dB.

All electrical installations are completed to UK 230V standards with RCD protection throughout. Moreover, Fujitsu air-to-air heat pumps with a SCOP of 4.5 are fitted as standard, delivering highly efficient heating and cooling year-round.

GEBERIT concealed cistern systems are installed as standard, backed by a 25-year manufacturer warranty. In addition, FIBO anti-mould wall panels and Part M / DDA-compliant layouts are included wherever accessible facilities are required.

Exterior finishes are fully bespoke, with steel, timber composite and brick slip cladding all available. Furthermore, all surfaces are prepared to PN EN ISO 8501 standard, ensuring long-term weather resistance and a premium finish.

Interiors are factory-finished to a high standard before delivery, which means installation time on site is minimal. You can choose from four curated design styles, and demountable partitions allow the layout to be reconfigured in the future.

From £25,000

£1,000–£1,200/m²

£50,000–£200,000

£1,200–£1,800/m²

£200,000+

£1,500–£2,500/m²

Asset Finance

With this option, you can spread the cost over 3–7 years via specialist lenders. Fixed monthly payments make budgeting straightforward, and this route is suitable for both businesses and public sector clients.

Hire to Buy

Initially, you start with a hire agreement and then convert to ownership at any point. This is ideal for projects where budget confirmation takes time, or where phased procurement is preferred.

Operating Lease

Alternatively, an operating lease keeps the building off your balance sheet entirely. Fixed monthly payments are standard, and a fully maintained option is also available. This is particularly popular with education and healthcare clients.

Framework & Call-Off

For repeat orders and phased programmes, we offer framework agreements with fixed pricing across multiple buildings or sites. As a result, public sector, education and commercial clients benefit from cost certainty and streamlined procurement.

Milestone Payments

In addition, larger projects can be structured with milestone-based payment schedules. These are aligned to the design, manufacture, delivery and installation stages, so each payment corresponds to a completed project phase.

Short-Term Hire

Meanwhile, ISO frame portable cabins and modular units are also available on short-term hire from just 1 month. This option is ideal for construction sites, events and temporary accommodation needs.

Q. What is a bespoke modular building?

A bespoke modular building is a fully customised structure designed and manufactured to your exact specification in a controlled factory environment. Unlike standard portable cabins or off-the-shelf units, every dimension, layout, finish and system is tailored to your brief. In particular, KC Modular Buildings designs bespoke solutions for education, healthcare, commercial, public sector and residential clients across the UK.

Q. How long does a bespoke modular building take to build?

Typical lead times for bespoke modular buildings are 10–16 weeks from design sign-off to handover. However, smaller single-unit projects can be completed in as little as 4–8 weeks. Meanwhile, larger multi-module or multi-storey buildings may take 12–20 weeks. Notably, on-site installation typically takes just 1–5 days, because 90% of the build is completed in our factory before delivery.

Q. How much does a bespoke modular building cost?

Bespoke modular buildings start from £1,000/m² for standard steel-frame construction. For example, entry-level single units start from around £25,000, while mid-range projects (30–150m²) typically range from £50,000–£200,000. In contrast, large-scale multi-storey or multi-module developments start from £200,000+. Additionally, all prices include design, manufacture, delivery and installation. Finance, hire-to-buy and asset lease options are also available.

Q. Do bespoke modular buildings require planning permission?

It depends on the size, location and intended use of the building. In many cases, modular buildings qualify as temporary structures or fall under permitted development rights, which can significantly reduce approval timescales. However, permanent modular buildings typically require full planning permission and building regulations approval. Therefore, KC Modular Buildings provides planning support and building control submissions as part of our turnkey service. We recommend checking with your local planning authority early in the process. See UK Building Regulations guidance for full details.

Q. Are bespoke modular buildings permanent or temporary?

Both options are available. KC bespoke modular buildings can be designed as permanent structures with a 50–75 year lifespan, or alternatively as relocatable temporary buildings that can be dismantled and moved to a new site. Furthermore, steel-frame modular buildings are stackable up to 3 storeys and can be expanded by adding modules over time. Consequently, the choice between permanent and relocatable affects foundations, planning requirements and specification.

Q. What warranty do bespoke modular buildings come with?

KC Modular Buildings provides a 15-year structural warranty on all steel and timber frame bespoke modular buildings. In addition, further warranties include: 5–10 years on insulated panels and roof, 5 years on windows and doors, 25 years on GEBERIT sanitary systems, and 12–24 months on internal workmanship and installation. Moreover, extended warranties are available for public sector and education framework clients.

Q. Are bespoke modular buildings energy efficient?

Absolutely. All KC bespoke modular buildings are designed to comply with Part L 2021 energy regulations as standard. Specifically, KINGSPAN QuadCore insulated panels achieve wall U-values of 0.16–0.18 W/m²K, roof U-values of 0.11 W/m²K and floor U-values of 0.11–0.13 W/m²K. In addition, triple-glazed windows achieve U-values of 0.5–0.7 W/m²K. As a result, when combined with Fujitsu air-to-air heat pumps (SCOP 4.5) and MVHR ventilation, our buildings consistently achieve A and A++ energy ratings.

Q. Do you deliver and install across the whole of the UK?

Yes, we deliver and install across the whole of the UK mainland, including England, Wales and Scotland. Furthermore, delivery to UK islands, Northern Ireland and selective mainland Europe locations is available by quotation for larger projects. Importantly, delivery and installation costs are included in our standard quotations for UK mainland projects.

Q. Can I hire a bespoke modular building instead of buying?

Yes, KC Modular Buildings offers hire, hire-to-buy and operating lease options on ISO frame portable cabins and modular units. For example, short-term hire is available from 1 month. Alternatively, hire-to-buy allows you to convert to ownership at any point during the agreement. In addition, asset finance and operating leases are available through our specialist finance partners for terms of 3–7 years.

Q. What certifications does KC Modular Buildings hold?

KC Modular Buildings holds the following certifications and accreditations: ISO 9001 (Quality Management), ISO 14001 (Environmental), ISO 1090 & 3834 (Steel & Welding), Constructionline Bronze, SSIP and Acclaim Health & Safety. Additionally, all buildings are manufactured to comply with UK Building Regulations Parts B, F, L and M. For more information, see ISO 9001 quality standards and Constructionline.

Internationally recognised quality management standard. Every stage of our design, manufacture and installation process is audited and controlled to ISO 9001 requirements.

Certified environmental management system. We minimise waste, reduce carbon impact and operate sustainably across our entire manufacturing and delivery process.

Certified to the highest European standards for structural steel fabrication and welding quality. Every steel frame we manufacture meets EXC2 execution class requirements.

Constructionline Bronze membership confirms our compliance with procurement, health & safety, financial and quality standards required by UK public sector and framework buyers.

SSIP accreditation confirms our health & safety management systems meet the standards required by principal contractors and public sector clients across the UK.

Acclaim Health & Safety certification demonstrates our commitment to safe working practices on every site. Required by many NHS, education and local authority clients.

UK Building Regulations Compliance

All KC bespoke modular buildings are designed and manufactured to comply with UK Building Regulations as standard. See UK Building Regulations technical guidance for full details.