Tiny house in the UK: prices, planning rules and models in stock
By Matheus Agueda · 24 October 2026
Tiny house in the UK: the essentials
At Green Village, the tiny houses for sale have a delivered price for the United Kingdom, with transport organised by Mobile Home Logistic, included in the price and insured for 100 % of the home's value; VAT is charged separately. Where and how you may use one is a planning question: the law differs between England, Wales and Scotland, and the local planning authority decides. A unit that can be moved from one place to another may be a caravan in law, which brings caravan site licensing into play alongside planning permission.
- How much? Entry price £8,125, delivered to the United Kingdom, VAT charged separately; each unit page shows its own price.
- Is it legal? It depends on the unit, the land and the council: in England and Wales development needs planning permission (Town and Country Planning Act 1990, s.57(1)), and using land as a caravan site needs a site licence unless an exemption applies (Caravan Sites and Control of Development Act 1960, s.1(1)).
- On wheels? A structure designed or adapted for human habitation that is capable of being moved from one place to another can be a caravan (1960 Act, s.29(1)). The Acts do not say when it becomes a building.
- Where to buy? From builders and sellers, including Green Village, which sells units that already exist, in stock.
See the tiny houses in stock.
Units available now
What is a tiny house?
A tiny house is a small home designed to make the most of a little space. Some are built on a trailer or chassis and can be moved; others stand on supports or a foundation on one plot for good. In the Green Village catalogue the tiny house category groups compact units: mini homes, pods, domes, small container homes and small static caravans.
- On wheels: built on a trailer or chassis, so it can be moved to another plot. Whether the law treats it as a caravan or as a building is explained below.
- On a foundation or supports: a fixed home on one plot; the council decides how it is treated.
- Pod: a compact module used as holiday accommodation, a garden office or a guest room.
- Container home: an adapted container or a new module with the same steel structure.
Compared with a mobile home, a tiny house is smaller and can be built on a trailer; a mobile home usually offers more floor area and more bedrooms. For the full comparison see mobile home or tiny house.
Pros and cons of a tiny house
| Pros | Cons |
|---|---|
| Low entry price: in stock from £8,125, delivered to the United Kingdom, VAT charged separately | Little space, and little storage |
| Less to heat, clean and maintain | Where you may use it is not free: the land and the council decide, and the rules differ by nation |
| Built on wheels, it can be moved to another plot | Whether a unit on wheels is a caravan or a building is for the local planning authority, and a caravan site licence may be needed on top of planning permission |
How much does a tiny house cost in the UK?
At Green Village the published price is the delivered price for the destination you choose, with VAT charged separately; transport is organised by Mobile Home Logistic, included in the price and insured for 100 % of the home's value. Prices of the stock right now:
| Green Village stock | Delivered price, United Kingdom (VAT charged separately) |
|---|---|
| Cheapest tiny house | £8,125 |
| Median tiny house price | £20,646 |
| Cheapest new tiny house | £8,125 |
| Cheapest used tiny house | £11,167 |
The price depends on materials and insulation, floor area, equipment (bathroom, kitchen, solar panels), energy efficiency, the builder, the finish and whether the unit is new or used.
Price by type
In the catalogue a tiny house is any compact home: small mobile homes, pods, static caravans, domes and container homes. Delivered to the United Kingdom, VAT charged separately:
| Type | Units in stock | From | Median |
|---|---|---|---|
| Compact mobile home | 65 | £14,208 | £23,833 |
| Static caravan | 28 | £11,167 | £36,855 |
| Pod | 39 | £11,167 | £16,333 |
| Dome | 18 | £8,125 | £11,000 |
| Small container home | 8 | £13,750 | £16,813 |
Price by bedrooms
| Bedrooms | Units in stock | From | Median |
|---|---|---|---|
| 1 bedroom | 38 | £11,583 | £27,000 |
| 2 bedrooms | 67 | £11,167 | £24,833 |
| 3 bedrooms | 7 | £13,708 | £58,375 |
Which tiny house fits your budget?
Tiny houses up to each amount, delivered to the United Kingdom, VAT charged separately:
| Budget | Tiny houses in stock |
|---|---|
| Up to £12,500 | 18 |
| Up to £17,500 | 72 |
| Up to £25,000 | 97 |
| Up to £40,000 | 122 |
| Up to £60,000 | 149 |
| Up to £85,000 | 160 |
The full list of homes delivered to your area is on the page for mobile homes in the United Kingdom.
What the price does not include
- The plot, if you do not own one yet.
- Preparing the plot for the home.
- Permits and fees the authority charges, such as those for a planning application or a caravan site licence.
Every seller decides what its price covers. Before you compare two figures, ask for the breakdown in writing and compare offers with transport and VAT shown the same way.
Is a tiny house legal in the UK?
There is no single UK rule for tiny houses. The answer depends on the nation (England, Wales or Scotland), on whether the unit is a building or a caravan, on how long it stays and on what your local planning authority's plan allows. This section covers England, Wales and Scotland, not Northern Ireland. It quotes the Acts as they stood when the sources were read on 24 October 2026; it is general information, not legal advice.
Building or caravan?
- Development (England and Wales). Development means “the carrying out of building, engineering, mining or other operations” on land, or a material change in the use of land (Town and Country Planning Act 1990, s.55(1)), and planning permission is required for it (s.57(1)). For planning purposes a building “includes any structure or erection” (s.336(1)).
- Caravan (all three nations). The 1960 Act defines a caravan as “any structure designed or adapted for human habitation which is capable of being moved from one place to another”, whether towed or transported on a motor vehicle or trailer; railway rolling stock on rails and tents are excluded (Caravan Sites and Control of Development Act 1960, s.29(1)).
- Twin-unit homes (all three nations). A structure of not more than two sections “separately constructed and designed to be assembled on a site by means of bolts, clamps or other devices”, and physically capable when assembled of being moved from one place to another, is not treated as other than a caravan only because it cannot lawfully be so moved; for Part I of the 1960 Act it counts as a caravan only within the limits on length, width and internal height set in s.13(2) (Caravan Sites Act 1968, s.13).
- The line between the two. The Acts do not say when a movable unit stops being a caravan and becomes a building, for example once it is fixed to the ground or connected to services. That is a question of fact and degree for the local planning authority and, on appeal, the Planning Inspectorate and the courts.
Caravan site licences (England, Wales and Scotland)
| Situation | What the law says | Source |
|---|---|---|
| Using land as a caravan site | The occupier must not cause or permit it unless they hold a site licence, subject to the Part I exemptions | 1960 Act, s.1(1) |
| Getting a site licence | A local authority may issue one “if, and only if” the applicant has a planning permission for use as a caravan site that was not granted by a development order; the occupier applies to the local authority where the land is | 1960 Act, s.3(1) and s.3(3) |
| Licence conditions | May restrict the occasions on which caravans are stationed for human habitation, or their number | 1960 Act, s.5(1)(a) |
| A caravan in a home's grounds | No site licence is required if the use is “incidental to the enjoyment as such of a dwellinghouse” within whose curtilage the land is situated | 1960 Act, Sch. 1 para. 1 |
| A short stay | No site licence is required for a person travelling with a caravan for a period of “not more than two nights”, on the conditions in the paragraph | 1960 Act, Sch. 1 para. 2 |
The garden exemption is about the site licence. It does not tell you whether the council would also require planning permission, so ask the local planning authority before you buy.
Temporary use
- England: general 28-day right. Planning law allows the use of land for any purpose for “not more than 28 days in total in any calendar year”, with moveable structures for that use, but not if the use is for siting any caravan, except a motor-vehicle caravan sited in connection with a festival (GPDO 2015, Sch. 2 Pt. 4 Class B, B.1(c)).
- Wales: the same caravan exclusion applies (GPDO 1995, Sch. 2 Pt. 4 Class B, B.1(b), as substituted by W.S.I. 2026/79).
- Scotland: the equivalent right, Class 15, is for use of land “except as a caravan site” (GPDO (Scotland) 1992, Sch. 1 Pt. 4 Class 15).
- England and Wales: permission for a limited period. A council can grant permission subject to a condition requiring removal of the buildings or works, or discontinuance of the use, at the end of a specified period (Town and Country Planning Act 1990, s.72(1)(b)).
The local plan decides
In England and Wales, where regard is to be had to the development plan, the determination “must be made in accordance with the plan unless material considerations indicate otherwise” (Planning and Compulsory Purchase Act 2004, s.38(6)); Scotland has the same approach in the Town and Country Planning (Scotland) Act 1997, s.25(1). The Planning Portal (England) says applications have to be decided in line with the local planning authority's development plan unless there is a very good reason not to. What is acceptable in the countryside, the Green Belt, an Area of Outstanding Natural Beauty or a National Park is set by the local plan and the authority. In England and Wales a council may grant permission “either unconditionally or subject to such conditions as they think fit” (1990 Act, s.70(1)(a)).
Parks and campsites
If your unit is a caravan, land used as a caravan site needs a site licence unless an exemption applies (1960 Act, s.1(1)), and licence conditions can restrict the occasions on which caravans are stationed for human habitation, or their number (s.5(1)(a)). In Wales, the s.1(1) prohibition does not apply to a regulated site within the meaning of the Mobile Homes (Wales) Act 2013 (s.1(1A)). Ask the site operator in writing what its permission and licence allow.
Without permission
Carrying out development without the required planning permission, or failing to comply with a condition, “constitutes a breach of planning control” (1990 Act, s.171A(1)). In England and Wales the local planning authority may issue an enforcement notice where it appears there has been a breach and it is expedient to do so (s.172(1)). In England, guidance says a stop notice may not prohibit the use of a building as a dwelling house, but may prohibit the use of land as a site for a caravan occupied as a person's own main residence. Using land as a caravan site without a required licence is an offence for the occupier (1960 Act, s.1(2), England and Wales). The time limits for enforcement differ between England, Wales and Scotland (1990 Act, s.171B; 1997 Act, s.124).
Agricultural land or a building plot
Using land for agriculture is not development (Town and Country Planning Act 1990, s.55(2)(e), England and Wales), but that text says nothing about homes or caravans, so whether a residential unit on farmland needs permission is for the council. In England the agricultural permitted development right for farm buildings is not available if the development would include a dwelling (GPDO 2015, Sch. 2 Pt. 6 Class A, A.1(c)). National planning policy on isolated homes in the countryside is set separately for England, Wales and Scotland. The full rules, with the questions to put to the council, are in mobile home on agricultural land in the UK: planning rules.
Tiny house on wheels
What the legal sources say about a unit that can be moved is the caravan definition above: a structure designed or adapted for human habitation that is capable of being moved from one place to another, whether towed or transported on a motor vehicle or trailer, is a caravan for the 1960 Act (s.29(1)). For a twin-unit structure, the 1968 Act (s.13) keeps it a caravan even if it cannot lawfully be moved when assembled, within the limits it sets. Being a caravan brings the site licensing rules in the table above into play; the general 28-day right does not cover siting a caravan in England or Wales. Whether your particular unit is a caravan or a building is for the local planning authority, so ask in writing before you buy. Vehicle matters, such as registration and driving licences, are a separate question for the vehicle authority and are not covered here.
Tiny house or mobile home?
A tiny house is the smaller option; if you need more bedrooms and floor area, a mobile home is usually the next step. Compare the tiny houses in stock, the new mobile homes and the used mobile homes, and read the guide to mobile home or tiny house for the full comparison.
Tiny house companies in the United Kingdom
Who sells or builds tiny houses for UK buyers, according to what each company states on its own website, is compared in tiny houses for sale in the UK: sellers compared. The comparison covers each seller's city, product type, whether units are new or made to order, showroom and delivery zone, taken from their own public websites. Green Village is one of the companies compared there and has no commercial relationship with the others.
How to buy a tiny house with Green Village
Green Village sells homes that already exist, in stock: new and used mobile homes, modular homes, container homes and tiny houses, each with its own listing, photos and the delivered price for the destination you choose, VAT shown separately where it applies. Each listing shows the delivered price for 18 destinations, the United Kingdom among them; for any other country Green Village sends a quote. Transport is organised by Mobile Home Logistic, included in the price and insured for 100 % of the home's value. Green Village has 5 stores in 4 countries, with the main store in Maia (Portugal).
- Delivered price: each tiny house listing shows the price delivered to the United Kingdom, with VAT charged separately.
- Homes delivered to your area: mobile homes in the United Kingdom.
- Quote: contact us with the delivery address, the intended use and the planning question you plan to put to the council.
Frequently asked questions
How much does a tiny house cost in the UK? In the Green Village stock the entry price is £8,125 and the median £20,646, delivered to the United Kingdom, with VAT charged separately. The plot, its preparation and the permits and fees the authority charges are not part of the price of the house.
Do I need planning permission for a tiny house? In England and Wales, planning permission is required for development (Town and Country Planning Act 1990, s.57(1)), which includes a material change in the use of land (s.55(1)). Whether your unit and its use amount to development is for the local planning authority. In Scotland, ask the planning authority.
Is a tiny house on wheels a caravan? It can be. The 1960 Act (s.29(1)) defines a caravan as “any structure designed or adapted for human habitation which is capable of being moved from one place to another”. The Acts do not say when a movable unit becomes a building, so the local planning authority decides on the facts.
Can I put a tiny house in my garden? A site licence is not required for a caravan used incidentally to the enjoyment of a dwellinghouse within whose curtilage the land is situated (1960 Act, Sch. 1 para. 1). That exemption concerns the site licence; ask the council whether planning permission is also needed.
Can I use a tiny house on wheels for 28 days without permission? If the unit is a caravan, not under the general 28-day right: in England it does not apply if the use is for siting any caravan, apart from a motor-vehicle caravan at a festival (GPDO 2015, Sch. 2 Pt. 4 Class B, B.1(c)); Wales has the same exclusion, and the Scottish Class 15 excepts use as a caravan site.
What happens if I build or station a tiny house without permission? In England and Wales, development without the required planning permission is a breach of planning control (1990 Act, s.171A(1)), and the council may issue an enforcement notice (s.172(1)). Using land as a caravan site without a required licence is an offence for the occupier (1960 Act, s.1(2), England and Wales).
Does a tiny house come with a warranty? Each unit page states the warranty that applies. New units have a 3-year legal guarantee of conformity from delivery (Portuguese Decree-Law 84/2021); used units have an 18-month legal guarantee and no commercial warranty.
Sources
- Caravan Sites and Control of Development Act 1960, s.1
- Caravan Sites and Control of Development Act 1960, s.3
- Caravan Sites and Control of Development Act 1960, s.5
- Caravan Sites and Control of Development Act 1960, s.29
- Caravan Sites and Control of Development Act 1960, Schedule 1
- Caravan Sites Act 1968, s.13
- Town and Country Planning Act 1990, s.55
- Town and Country Planning Act 1990, s.57
- Town and Country Planning Act 1990, s.70
- Town and Country Planning Act 1990, s.72
- Town and Country Planning Act 1990, s.171A
- Town and Country Planning Act 1990, s.171B
- Town and Country Planning Act 1990, s.172
- Town and Country Planning Act 1990, s.336
- Planning and Compulsory Purchase Act 2004, s.38
- Town and Country Planning (Scotland) Act 1997, s.25
- Town and Country Planning (Scotland) Act 1997, s.124
- GPDO 2015 (England), Schedule 2 Part 4
- GPDO 2015 (England), Schedule 2 Part 6
- GPDO 1995 (Wales), Schedule 2 Part 4
- GPDO (Scotland) 1992, Schedule 1
- Planning Practice Guidance, Ensuring effective enforcement
- Planning Portal, the decision-making process