The most common answer you’ll get when asking how much a modular building costs is “it depends.” And while this is true, it’s nevertheless frustrating if you’re planning a new building and need to know whether it’s within your budget. Fortunately, though, it’s fairly straightforward to figure out a rough estimate (though we always recommend getting a quote from the manufacturer directly) using average costs per square foot. So, this guide, we’ll do just that. We’ll discuss the average cost of a modular building per square foot, separate those costs by building type, and more.
How Much Does a Modular Building Cost Per Square Foot?
At the time of writing (2025), the cost of a modular building is around $50 to $300 per square foot. This should only be taken as a general rule of thumb only, however. The final price will depend on the kind of modular building, its features, materials, and other factors.
To illustrate, a basic partition wall system might cost closer to $50 per square foot, or even less in some cases, especially if it comes without built-in HVAC systems, or with few doors and windows, etc.
Modular offices can also be on the low end of this range, but once you add up the customization features, HVAC systems, raceways, and other features, it may more often land between $100 and $200 per square foot.
Finally, at the higher end, you have products like modular cleanrooms, which require many special characteristics to control the environment. In this case, ISO-certified cleanrooms can exceed $300 per square foot, with some reaching $1,000 or more, depending on the technical demands.
What’s Is Not Included in Per Square Foot Pricing
While the square foot price of a modular building’s basic structure and necessary features, it won’t exactly track the full costs of your project. There are a few other costs to be aware of.
Freight is one such cost, and it is typically billed at around 10% of the total material costs. However, if you’re in a remote area, or far away from the manufacturer, it may cost even extra.
Furthermore, there’s the cost of installation (labor) that is charged separately. This can range from 30% to 50% of the material cost, and will depend on how difficult the job is and the length of time required to complete it.
Permitting and inspections will also add to costs, which vary based on the type of modular building and location.
Modular Building Costs by Type of Use
It goes without saying that every modular building will be different, and that the price per square foot will change depending on what exactly you’re building. Here are a few common types of modular buildings, as well their cost ranges per square foot:
Modular Offices
$50 to $300 per sq. ft.
Modular offices don’t need to be very expensive. Without many extra features, a basic breakroom or office space can cost closer to $50 per square foot. That being said, large, custom, multi-room spaces with soundproofing and fire-rated walls may end up on the other side of this range.
Modular Cleanrooms
$100 to $1,000 per sq. ft.
It’s hard to pin down exact costs for modular cleanrooms because they will vary due to required ISO classification and industry requirements. An ISO 8 cleanroom may be on the lower end of the range, while ISO 5 cleanrooms with ULPA filters and high ceiling coverage will push closer to $1,000 or more.
Mezzanines
$40 to $250 per sq. ft.
Mezzanines can also be low cost, from around $40 to $70 per square foot. But this is only for the most basic applications, and it isn’t too common. This is because once you add stairs, handrails, decking, and custom colors, the costs can climb quickly.
Modular Partition Walls
$40 to $100 per sq. ft.
Similarly, modular partitions can also be built at low costs. If you simply need to section off space within a warehouse, you can probably do so at ~$40 per square foot. But if the walls need to be taller than normal or built with special materials, costs can of course increase.
The Bottom Line
Per square foot, the cost of a modular building usually ranges from $50 to $300. This should only be used as a rule of thumb though, because much depends on a set of factors that includes materials, customization choices, building type, and more.
Partition walls and basic mezzanines are often cheaper per square foot, while cleanrooms are often much more expensive, because of ISO and related requirements. There are also several other costs that are not included in per square foot estimates, like installation, freight, and permitting.
At Allied Modular, we always recommend that you get a real estimate. Reach out to us today to talk with an expert and get a detailed quote for your new project:
FAQs About the Costs of Modular Buildings
1. Is there a discount per square foot if my building is large?
Yes, absolutely. Most manufacturers will charge you less per square foot if you’re building a large space, or multiple spaces, for that matter.
2. Will my location affect the total cost?
It can. If your site is a long distance from the manufacturer, shipping and setup will usually cost more. The same goes for sites that are difficult to reach or require special equipment to unload materials. Local permit costs can vary too, so location almost always plays a part in the final price.
3. Can modular buildings be financed?
Some companies offer financing, but not all. Others work with outside lenders. If it’s something you’re counting on, make sure to ask your manufacturer early in the process.
