ModuLiving Studio
18–19 m² internal
Backyard studio, home office, guest room or glamping unit.
K3, A3
BND ModuLiving · Modular & prefabricated homes
Modular homes, pods and cabins, approved and craned in by one licensed team.
Factory-built capsules, cabins, granny flats and modular homes for your backyard or block. We handle the approval, footings, crane installation and connections.
- 20+ yearsBuilding homes in NSW
- 488888CNSW Builder Licence
- One teamDesign to handover
From empty block to handover
Overview
Factory-built. Site-ready. One builder.
ModuLiving pairs factory-built units with BND’s licensed site team, so you get a fixed scope, a short time on site and one builder accountable from approval to handover.
- Unit types
- Capsules, pods, cabins, granny flats, modular homes
- Approvals
- Secondary dwelling (granny flat), studio or outbuilding via CDC or DA
- Installation
- Footings, crane lift, tie-down and service connections
Why modular, why now
Quality homes, built faster, at a price more Australians can afford.
Australia needs more homes, and it needs them sooner. Rents and house prices keep rising, and families in NSW, Victoria, Queensland, Tasmania, Western Australia and right across the country are waiting too long for a place to live. Governments have set a target of 1.2 million new homes in five years. Traditional building alone cannot close that gap.
ModuLiving is our answer. Each home is built inside a factory on a strong steel frame. It is insulated, clad, glazed and fitted out with its kitchen, bathroom, plumbing and electrical before it leaves. Working indoors means no weather delays, tighter quality checks and less waste.
While your home is being built, our team prepares your block: approvals, screw piers or a concrete slab, drainage and services. When both are ready, the home is delivered, craned into place and connected. Because the factory and the site work at the same time, you move in sooner.
The result is a well-built home at an affordable, fixed price, with less time on site and less disruption for you and your neighbours. And you deal with one licensed builder, BND Custom Homes, from the first site visit to the day we hand you the keys.
-
Built in a factory
Steel frame, fitted out indoors and checked before it leaves.
-
Faster to finish
The factory build and your site works run side by side.
-
Affordable & fixed
A clear scope and a fixed quote before you commit.
The ModuLiving range
Pods, capsules and cabins in four sizes.
Steel-framed capsule units with an aluminium shell, double-glazed windows, a built-in bathroom and services pre-installed in the factory.
ModuLiving Suite
27–32 m² internal
Self-contained suite with bathroom for guests, teenagers or short stays.
K5, K6A, R5, X5, K6, P5, E6, A6
ModuLiving Grand
36–39 m² internal
Larger one-room living with full bathroom; a compact granny flat or holiday unit.
X7, K7, K7 Balcony, F7, P7, R7, A7, E7
ModuLiving Signature
45.9 m² internal
The largest capsule in the range, for a secondary dwelling with room to live.
A9
Footprints are indicative. Layouts, finishes and options vary by model and are confirmed at quotation.
All models
Capsule models and sizes.
External dimensions are length × width × height. Ask us for floor plans, finishes and a fixed quote for your site.
| Model | External size (mm) | Internal area | ModuLiving size |
|---|---|---|---|
| K3 | 5600 × 3200 × 3300 | 18.0 m² | ModuLiving Studio |
| A3 | 5600 × 3300 × 3300 | 18.5 m² | ModuLiving Studio |
| K5 | 8500 × 3200 × 3300 | 27.2 m² | ModuLiving Suite |
| K6A | 8500 × 3300 × 3300 | 28.1 m² | ModuLiving Suite |
| R5 | 9100 × 3300 × 3400 | 30.0 m² | ModuLiving Suite |
| X5 | 9500 × 3200 × 3300 | 30.4 m² | ModuLiving Suite |
| K6 | 9500 × 3300 × 3300 | 31.4 m² | ModuLiving Suite |
| P5 | 9500 × 3300 × 3300 | 31.4 m² | ModuLiving Suite |
| E6 | 9500 × 3300 × 3300 | 31.4 m² | ModuLiving Suite |
| A6 | 9500 × 3400 × 3300 | 32.3 m² | ModuLiving Suite |
| X7 | 11400 × 3200 × 3300 | 36.5 m² | ModuLiving Grand |
| K7 | 11400 × 3300 × 3300 | 37.7 m² | ModuLiving Grand |
| K7 Balcony | 11400 × 3300 × 3300 | 37.7 m² | ModuLiving Grand |
| F7 | 11400 × 3300 × 3350 | 37.7 m² | ModuLiving Grand |
| P7 | 11400 × 3300 × 3300 | 37.7 m² | ModuLiving Grand |
| R7 | 11400 × 3300 × 3400 | 37.7 m² | ModuLiving Grand |
| A7 | 11400 × 3400 × 3300 | 38.8 m² | ModuLiving Grand |
| E7 | 11400 × 3400 × 3400 | 38.8 m² | ModuLiving Grand |
| A9 | 13500 × 3300 × 3300 | 45.9 m² | ModuLiving Signature |
Sizes are external dimensions. Final specifications are confirmed for your site at quotation.
Capsule line-up
See the models side by side.
Colours, glazing and options are confirmed at quotation.
Ideas for your block
How modular living can look.
Studios, cabins and full-size homes: a few of the styles modular living can take on your block.
Modular homes & duplexes
Full-size modular homes, built off site.
For a complete home, granny flat or duplex, ModuLiving also offers multi-module homes built in the factory and craned onto footings we prepare on your block.
- Modular homes and granny flats in a range of sizes
- Modular duplex options for suitable blocks
- Floor plans available on request and adapted to your approval
- Licensed BND team on site from footings to handover
Why build modular?
- Most of the build happens in a factory, so less time on site and less weather delay
- Fixed scope and price agreed before the unit is ordered
- Less disruption for you and your neighbours
- One NSW licensed builder responsible for the whole job
Crane installation
From empty block to keys, in seven stages.
One licensed team manages the approval, the factory order, the site works, the crane lift and the handover.
- 01
Your block, assessed
We inspect your empty land, access, levels and services, then confirm whether the unit is approved as a granny flat (secondary dwelling), studio or outbuilding, through a CDC or DA.
- 02
Design & planning
We select the model and layout with you, prepare the drawings and lodge the approval. Before anything is ordered, the unit is checked against the NCC, your wind classification and bushfire (BAL) rating.
- 03
Built in the factory
Your unit is built off site in a controlled factory, with framing, cladding, glazing, bathroom and services fitted before it leaves.
- 04
Screw piers or slab, civil & stormwater
While the factory builds, we prepare the site: screw piers or a concrete slab, excavation, sewer, water and power, and the stormwater system.
- 05
Crane installation
The unit arrives by truck and is lifted by crane onto the footings, set level and tied down. We arrange the lift plan and traffic control.
- 06
Finished on site
Our licensed trades connect the services and complete decks, steps, landscaping touch-ups and final finishes.
- 07
Certified & handed over
We arrange final inspection and the occupation certificate with your certifier, then hand over the keys and your warranty documents.
Good to know
ModuLiving questions.
Ask us anything else at your consultation.
Can a capsule be my granny flat?
Possibly. In NSW a secondary dwelling (granny flat) has size and siting rules. We check your block and the right approval path before you order.
Do I need council approval?
Usually yes. Depending on size and use, it is approved as a granny flat, studio or outbuilding through a complying development certificate (CDC) or a development application (DA).
How does the crane day work?
We check access, plan the lift and arrange the crane and traffic control. The unit is lifted from the truck onto prepared footings and tied down.
Are the units built to Australian standards?
Each unit is checked against the NCC, your wind classification and bushfire (BAL) rating before it is ordered, and the site works and connections are certified.
What does it cost?
It depends on the model, your site and the approval needed. We give you a fixed quote after a site visit.
Is my build insured?
Where required (residential work over $20,000 incl. GST), you receive a Home Building Compensation (HBCF) certificate of insurance before any deposit or work. How HBCF works →
Our projects
Homes we have built.
Homes we have built and are building now. All projects →
How it works
How your build runs.
You know what is being done, why, and what it costs before work starts.
- 01
Consultation & site visit
We meet you on site, look at the block, and talk through what you want to build and your budget.
- 02
Design & feasibility
Concept design, planning controls and a realistic budget before detailed drawings start.
- 03
Approvals
We coordinate the drawings, consultants and the DA, CDC or construction certificate your project needs.
- 04
Contract & build
A written contract and schedule, then our licensed team builds and keeps you updated at each stage.
- 05
Handover
Final inspection, occupation certificate, documents and warranties handed over with the keys.
Residential enquiry
Tell us about your home.
We respond to every enquiry within one business day.
- Site visit and consultation at a time that suits you
- Advice on design, approvals and budget before you commit
- Licensed builder accountable from design to handover
- Phone
- 0489 034 567 · 1300 960 688
- [email protected]
- Hours
- Monday to Friday, 7am – 5pm
Commercial, strata or remedial work? Beams & Dreams Constructions →
Book a consultation
Office · Zetland
Level 1, 1–5 Link Road, Zetland NSW 2017
Postal: PO Box 1385, Parramatta NSW 2124