How much does a timber frame house cost in 2026? Full price list
€305/m² self-assembly kit, €810/m² developer standard, turnkey priced individually — see what each of 5 Wood Solutions packages includes, hidden costs (foundation, design, transport) and a full budget example for a 120 m² house.
The “how much does it cost” question follows right after “hello”. In this article we break a timber frame house into pieces — package by package, material by material — so you can plan a budget without surprises.
Five packages — five scopes
Wood Solutions offers 5 packages tailored to different investment models — from a prefab kit for self-assembly up to a fully turnkey home:
Package 1: Self-Assembly Kit — €305/m²
Prefabricated structural kit for construction companies and investors with their own crew. Includes: project adaptation, technical documentation, fully prefabricated external/internal walls, floor and roof structure (without battens), thermal insulation from 200 mm mineral wool, vapour and wind barriers. Excludes foundation, transport, assembly, windows/doors and roof covering.
Package 2: Delivery & Assembly — €420/m²
Everything from Package 1 + transport to the building site (Europe) + professional structural assembly by our crew with warranty. Building delivered to open shell stage. Recommended for investors who want fast delivery and finish the rest themselves.
Package 3: Exterior Finished — €695/m²
Everything from “Delivery & Assembly” + foundation (for simple plot layouts), facade (wood or plaster), roof covering (metal tiles), gutters and flashing, plumbing and heating installations, attic insulation, installed windows and doors, balconies plus crane and scaffolding.
Package 4: Developer Standard — €810/m² (most popular)
Everything from “Exterior Finished” + interior prepared for the client: double-layer plasterboard, floor screeds, electric/plumbing first fix, installations prepared for electrics, heating and heat recovery, attic insulation, vapour/wind barriers, utility connections at foundation (within 10 m), Blower Door airtightness test after foil sealing.
Package 5: Turnkey — individual pricing
Everything from Developer Standard + individually agreed finishing scope: floors, tiles, paint, lighting, kitchen and bathroom fit-out, sanitaryware. The package is priced per client — the final amount depends on materials and the scope agreed in the contract.
Beyond price/m² — mandatory costs
The price per m² doesn’t cover everything. Always add the following items (outside the standard package scope):
- Building design — €1,850–4,600 (catalogue) or €6,900–13,900 (individual).
- Survey map + agreements — ~€700–1,150.
- Design adaptation — included in every Wood Solutions package.
- Building permit / notification — €115–350.
- Foundation — included from “Exterior Finished” upwards; for packages 1 and 2 add ~€80/m² (e.g. 120 m² → €9,600).
- Prefab transport — included from “Delivery & Assembly” upwards.
- Crane for assembly — included from “Exterior Finished” upwards.
- Connections (water, electricity, sewage) — €1,400–4,600 depending on plot.
- Heat pump — €6,900–12,700 with installation (often “Clean Air” subsidy up to ~€8,100).
- Photovoltaics 5 kWp — €4,150–5,800 („Mam Prąd 4.0“ subsidy up to ~€1,600).
What pushes the price up
- Individual design vs catalogue — +5–10%
- Large glazings (HS, sliding) — +€7–14k
- Complex roofs (multi-pitch) — +15–25%
- Passive standard (245 mm wool instead of 200 mm) — +5–7%
- Premium finishes in turnkey package (oak parquet, granite) — +€5–9k
Approximate costs: 70 m² and 100 m² house
The figures below are approximate and intended only for initial budget estimation. The final price depends on many factors: number and thickness of walls, window and door openings, roof shape, cladding type, and individual solutions. You will receive an exact quote after choosing a catalogue design or commissioning a bespoke project.
- Timber frame house 70 m², SSO kit — approx. from €21k
- Timber frame house 70 m², with assembly — approx. from €29k
- Timber frame house 70 m², developer standard — approx. from €57k
- Timber frame house 100 m², SSO kit — approx. from €30k
- Timber frame house 100 m², with assembly — approx. from €42k
- Timber frame house 100 m², developer standard — approx. from €81k
Add foundation (approx. €60–105/m² depending on type), transport, optional bespoke design, and utility connections. Treat these figures as a starting point, not a final budget.
How to avoid budget surprises
Three rules: (1) pick a package matching your capacity — without a finishing crew don’t start from package 1; (2) 8–10% reserve for unforeseen items (local sewage, small changes); (3) clear payment schedule tied to progress.
