How Much Do Portable Cabins Cost in New Zealand — and What Drives the Price?

Portable cabins have gone from a niche option to a common sight across Aotearoa, turning up as backyard sleepouts, home offices, site facilities and holiday hideaways. People ask a simple question, then hit a wall of variables: how much should I budget?

The short answer is that a small shell can be surprisingly affordable, while a well-specified, consented unit with plumbing and complex transport needs quickly climbs. The long list of cost drivers makes comparisons tricky, but there is a reliable way to price things out without guesswork.

Below is a grounded guide to what really sets the price, with realistic numbers for New Zealand conditions, and practical ways to keep costs under control without cutting important corners.

What counts as a portable cabin in NZ

It helps to set the scope before talking dollar figures.

Skid or jack-padded cabins delivered by Hiab, usually 3 to 10 metres long

Trailer-mounted tiny cabins, legally a vehicle with a WOF and rego

Panelised or modular units assembled on-site, then removable later

Sleepouts without plumbing, often under 30 square metres

Larger transportables moved in one piece on pilot-escorted trucks

Some are buildings under the Building Act. Some are vehicles. Some sit in a grey area until they are fixed to the ground or connected to services. Where your project lands on that spectrum influences cost more than people expect.

A quick price snapshot

Prices vary by region and supplier, but these ranges capture current market reality for 2025. All figures are NZD and include GST unless noted.

Rent a 3 x 3 metre sleepout: 70 to 120 per week, delivery and bond extra

Buy a 10 square metre insulated shell with power points: 10,000 to 22,000

Buy a 14 to 20 square metre cabin, lined with basic fitout: 25,000 to 60,000

Buy a 25 to 30 square metre cabin, bathroom and kitchenette: 55,000 to 120,000

Trailer-mounted tiny cabin with bathroom: 90,000 to 180,000

Transport is a separate line item. Local Hiab can be 300 to 1,500. Long-haul, ferry crossings or tricky sites can push that to 1,500 to 6,000 or more.

Typical one-off purchase costs

These figures assume standard specs. Push materials and glazing to architectural grade, and the top end lifts.

The nine factors that move the price needle

There are dozens of small variables, but most quotes shift on these few items.

Size and layout Square metres drive cost more than anything else. Doubling size does not double cost, though, because doors, bathroom, kitchen and transport create step-changes. A 12 m² shell without plumbing is a different category to a 30 m² cabin with an ensuite.

Structure and materials

Timber vs light steel frame

Vinyl cladding vs pine weatherboards vs Colorsteel

Single vs double glazing

Standard joinery sizes vs custom

Roofing profiles and gauge

Each step up adds cost, but also improves durability and comfort. In windy coastal zones and alpine areas, cheap claddings and low-spec windows cost more in the long run.

Thermal performance Insulation levels and window quality matter. Many basic cabins meet only minimal insulation values. If you want year-round comfort in Timaru or Te Kuiti, aim for R2.6 to R3.6 walls, R3.6 to R5.0 roof, and double glazing. The upgrade might add 1,500 to 8,000 depending on size.

Fixtures and fitout A bathroom adds plumbing, waterproofing, a hot water system and ventilation. A kitchenette adds cabinetry, benchtop, sink and appliances. Even a simple bathroom typically adds 10,000 to 20,000 once you include services connections.

Compliance path

Sleepout without plumbing may be exempt from consent up to 30 m² under Schedule 1 if built by a professional who meets the criteria

Adding plumbing usually triggers consent

Councils can interpret things differently, and location rules can still apply

Trailers can be considered vehicles until fixed to land or plumbed, then treated as buildings

Consent fees vary by council, and you may need engineer input for foundations or bracing. Between fees and professional reports, budget 1,500 to 5,000 for a simple consent, and 6,000 to 12,000 for something larger or site-sensitive.

Transport and access A simple driveway drop with a Hiab is cheap. Narrow streets, soft ground, long reach or steep slopes mean bigger cranes, pilot vehicles, traffic management or extra labour. Bad access is one of the fastest ways to blow a budget.

Site works and services
Ground prep, piles or anchors, power, water and wastewater dwarf the cabin cost if you need tanks, pumps or a new septic. On city sites with existing services nearby, connections might be 2,000 to 6,000. On rural sites with new tanks and treatment, that can be 20,000 to 45,000.

Lead time and capacity Busy suppliers charge more for accelerated builds. Short lead times sometimes mean taking a stock unit, which limits customisation but can save money.

Warranty, insurance and aftercare Longer warranties and better aftersales support are priced in. A one-year defects cover is not the same as a ten-year envelope warranty backed by insurance.

What the materials tell you about price and lifespan

Behind every tidy brochure is a stack of material choices. Some are clearcut, others trade low purchase price for higher running costs.

Framing Most cabins use treated timber. Light steel can be lighter and straighter, but costs more and needs careful detailing at the thermal breaks.

Cladding Pre-finished steel is durable and quick to install. Pine weatherboards look great, need paint maintenance. Fibre cement sheet is robust, needs tidy junctions. Vinyl is cheapest, but does not age as well in harsh sun.

Flooring Timber subfloors on skids are common. Insulation underfloor is worth it almost everywhere in NZ. Some units use SIPs for better thermal performance and stiffness.

Windows and doors Double glazing with thermally broken aluminium or uPVC lifts comfort and cuts condensation. Upping window sizes or using sliders and stackers adds cost quickly.

Roofing Corrugated steel is the default. Heavier profiles are quieter in rain and resist denting. Skylights bring light but need excellent flashing and add heat loss if low-grade.

These details can shift a 20 m² cabin by 10,000 to 25,000, but they also change how it feels to live or work inside.

Consent and rules that change the budget

Many small sleepouts proceed without a building consent under Schedule 1 of the Building Act. Key points to check before relying on that path:

Up to 30 m² detached, single storey, no plumbing, built by a professional who meets the criteria

Still needs to meet the Building Code, even if exempt

District plan rules, setbacks, height-to-boundary and site coverage still apply

Services connections often flip the project into consented territory

If you add a bathroom, apply for a new connection to a council sewer, or install an onsite wastewater system, allow time and money for consenting and inspections. Resource consent is rare for simple cabins on permitted sites, but it can be required for overlays near the coast, flood hazards or heritage.

Trailer-mounted units can sidestep some building consent items at delivery. As soon as they are skirted in, connected to services or fixed to the ground, many councils treat them like buildings. Ask the supplier for recent experience with your council, not just a generic statement.

Transport costs explained

Transport is more than kilometres driven. The three cost levers are weight, size and difficulty at the drop zone.

Local Hiab within the same town or city: 300 to 1,500

Inter-regional truck with pilot: 1,500 to 4,000

South Island or North Island ferry crossing: add 600 to 1,200 ferry costs plus time

Steep or soft sites needing large cranes: 1,000 to 4,000 extra

Tight urban sites that require traffic management: 500 to 2,000 for TMP and staff

A good supplier will ask for site photos and measurements, then price the move with contingency. DIY attempts at tricky deliveries often end up more expensive than paying for the larger crane upfront.

Site works and services, with real numbers

On a backyard site with good access, a basic sleepout might need only skids, anchors and a long extension lead to a caravan socket. Simple and cheap.

Add long-term comfort and compliance, and the line items grow.

Piles and bearers for a 20 m² cabin: 2,500 to 6,000

Ground anchors in high wind zones: 300 to 1,000

Gravel pad and drainage: 800 to 3,000

Permanent power connection and sub-board: 1,500 to 3,500

New water tank and pump: 3,000 to 8,000

Onsite wastewater system: 12,000 to 25,000

Stormwater soak pit: 2,000 to 6,000

Councils focus on anchoring, bracing and sanitation. Even if you are exempt from building consent, use details that match the Code, especially for wind and earthquake resistance.

Rent vs buy, and where the numbers cross over

Weekly rentals look inexpensive and are perfect for short-term projects or fast extra space on a work site. Over longer periods, ownership usually wins.

Example: a 10 m² sleepout rented at $95 per week, with a $350 delivery fee and a $350 pickup fee.

Year one outlay: 95 × 52 + 700 = $5,640

Three years: 95 × 52 × 3 + 700 = $15,520

Four years: 95 × 52 × 4 + 700 = $20,460

Five years: 95 × 52 × 5 + 700 = $25,400

If a similar-quality unit costs around $18,000 to buy, the crossover point arrives at roughly three and a half to four years, ignoring finance and maintenance. Beyond that, ownership clearly becomes the better value. For businesses, depreciation and GST claims can tilt the numbers even further in favour of buying.

Regional price patterns

Auckland and Queenstown Lakes Labour and yard costs push prices up. Transport is easier within the metro area, but cranes can be pricey on tight sites.

Waikato and Bay of Plenty Strong supply of builders and yards keeps pricing competitive. Access is usually good.

Wellington Wind zone and hillside sites add structural and crane costs. Council fees are on the higher side.

Canterbury and Otago Good supply of prefab makers. Cold winters argue for higher insulation.

Northland and the Coast Salt exposure and long transport legs. Choose claddings and fixings that handle coastal air.

The second-hand market

Plenty of cabins move through Trade Me and Facebook Marketplace. Savings are real, but do your homework.

Ask for proof of who built it and when

Check moisture levels, especially around windows and in bathrooms

Inspect the underside for rot, rust and borer

Look at electrical compliance and gas certification if appliances are fitted

Measure carefully. A “10 m²” cabin is often more like 8.6 m² inside

Price the transport before you buy

Prices often sit at 60 to 85 percent of new for tidy units under five years old. Larger portable cabins with bathrooms hold value surprisingly well.

Two real-world scenarios

Tauranga backyard sleepout

Goal: extra bedroom for a teen, no plumbing

Product: 10 m² insulated, lined, double glazed, skids

Supplier lead time: 6 weeks

Transport: local Hiab, flat site

Site works: gravel pad, anchors, caravan plug

Cost

Cabin: 16,500

Delivery: 600

Pad and anchors: 1,400

Power lead and plug: 450

Total: 18,950

Notes: No building consent required under Schedule 1. Kept under 30 m² and avoided plumbing to stay simple. The family upgraded to Low-E glass for comfort.

Central Otago site office with ensuite

Goal: warm winter office with toilet and kitchenette

Product: 18 m² cabin, high insulation, double glazing

Transport: inter-regional truck, moderate access

Site works: timber piles, new water tank, pumped wastewater to existing septic

Consent: building consent and plumbing signoffs

Cost

Cabin base: 48,000

Ensuite and kitchenette fitout: 18,000

Consent and drawings: 4,200

Piles and drainage: 5,800

Water tank and pump set: 5,500

Wastewater pump and connection: 3,600

Transport: 2,200

Total: 87,300

Notes: Higher insulation paid off during frosts. The owner chose durable claddings to handle Central sun and dust.

What to ask suppliers before you sign

What is included in the base price, and what is excluded

Exact wall, floor and roof insulation values, and window specs

Proof the design meets NZ wind and earthquake loads for my site

Electrical scope and compliance documentation

Plumbing scope, hot water system type and venting

Cladding and roofing warranties, and paint systems if applicable

Foundation or anchoring details for my ground conditions

Delivery method, crane size and access assumptions

Lead time, payment stages, escalation or substitution clauses

Who manages consent and inspections, and what drawings I receive

Put all of that in the contract, including the specific model, drawings and spec sheets. It prevents the common budget creep where small changes add up.

Practical ways to trim costs without gutting quality

Choose a standard size and layout from a supplier’s catalogue

Keep plumbing to one wet wall, and consider an external laundry

Pick durable, mid-range claddings over designer finishes

Spend on insulation and windows, save on fancy interior linings

Plan for access early, cut back trees or fences before delivery

Share a crane booking with a neighbour to split setup costs

If renting, ask about ex-rental units for sale at discounted rates

Time your purchase in the quieter winter months for better availability

A final tip: small variations create big costs. Ask your supplier to price three fixed option packs rather than a shopping list of custom tweaks.

Timelines and sequencing

People often underestimate time, then pay premiums to catch up. A realistic rhythm helps.

Design and quote: 1 to 3 weeks

Consent (if needed): 4 to 10 weeks depending on council

Factory build: 3 to 8 weeks for standard protable cabins, 10 to 14 for complex fitouts

Site prep: 3 to 10 days around weather and trades

Delivery and set: half a day to two days

Services connection and final checks: 2 to 7 days

If the delivery date is fixed, back-calculate and lock in site works and trades early to avoid last-minute rates.

A quick checklist before you commit funds

Do I need plumbing, or can I keep it dry and simple

Is my site plan compliant with setbacks and height rules

Where will the portable cabin sit to avoid shading, ponding and awkward access

What is my total budget including site works and delivery

Which items will I upgrade for comfort and durability, and which can be standard

Who carries the risk for council timeframes and variations

How long will I keep the protable cabin, and what is the resale path

Answer those, and the price will stop feeling like a moving target.

Ballpark budgets you can use today

Dry sleepout, 10 to 12 m², lined and wired, easy access

12,000 to 22,000 supply

1,000 to 3,000 delivery and setup

Total: 13,000 to 25,000

Office or studio, 15 to 20 m², high insulation, no plumbing

25,000 to 45,000 supply

2,000 to 6,000 site and transport

Total: 27,000 to 51,000

Cabin with ensuite, 25 to 30 m², consented

55,000 to 120,000 supply

10,000 to 35,000 services and consent

2,000 to 6,000 transport and setup

Total: 67,000 to 161,000

Trailer tiny cabin with bathroom

90,000 to 180,000 supply

1,000 to 5,000 delivery and compliance

Total: 91,000 to 185,000

These figures offer a grounded starting point for planning your project. Once you’ve refined the design and compliance details, Master Cabins can provide a clear, fixed-price quote that includes delivery and on-site assembly across New Zealand — helping you move from first idea to finished space with confidence.

All prices are indicative for 2025 and include GST unless stated. Final costs depend on site access, consent requirements, and selected finishes.