ModuGroup · Off-Site Delivery Platform
The UK's off-site delivery platform for hospitality, residential and institutional development.
One factory in North Yorkshire. Eight sector-facing brands. Eleven years of refinement applied to a single industrial system - engineered indoors, installed on site, delivered on a fixed-price contract.
At ModuGroup, we take the stress and complexity out of construction.
Projects delivered
Group-wide since 2015
Single North Yorkshire factory
One industrial system
Sectors served
Hospitality · Residential · Institutional
Trading since
Continuous off-site delivery record
Find your route
Eight sectors. One platform. Pick your door.
Each route below leads to a sector-facing brand or a specialist team. The platform behind every door is the same.
The platform
Engineered as one industrial system. Applied across eight sectors.
Volumetric timber-frame off-site delivery is sector-agnostic. The same engineering, manufacturing and installation capability that builds a homeowner's loft conversion in London builds a hospitality lodge in the Scottish Highlands, a school classroom in Hertfordshire or a care suite in the South West. ModuGroup operates as a single industrial system serving eight sector-facing brands - not eight separate businesses sharing a factory.
Eight brands · eight sectors
ModuLoft
Loft conversions
ModuLiving
Airspace & MMC
ModuLodge
Hospitality
ModuHome
New homes
ModuCare
Care & retirement
ModuStudent
Student housing
ModuSchool
Education
ModuSpa
Wellness
One factory
60,000 sq ft · N. Yorks
One delivery model · UK-wide
Built off-site
Timber frame · factory floor
Craned in complete
Days, not weeks
On time, on budget
Project after project
A decade of delivery, distilled into a repeatable system.
Structural
How buildings actually behave.
Roof removals, party-wall conditions, load paths, rural and remote foundations. We've engineered hundreds of variations and we know what an existing structure can carry - usually within minutes of arriving on site.
Manufacturing
One repeatable system. Eleven years of refinement.
Every unit is built indoors at our North Yorkshire factory by named tradespeople - not subcontracted to whoever's cheapest that week. The same craft floor sits behind every brand we run.
Installation
Crane in. Watertight in days.
Site is the final assembly point, not the build site. Modules arrive complete and are installed with precision, often above occupied buildings or onto sensitive rural sites.
Whoever owns the building, the answer is the same.
Hospitality groups and resort operators. Holiday park operators and leisure investors. Country estates, family offices and rural diversification. Airspace freeholders and institutional capital. Architects, planning consultants and QSs specifying these schemes. Public-sector clients in education, healthcare and student housing. The factory, the engineering and the installation team are the same - whichever sector you arrive from.
The platform meets the market through eight sector-facing brands.
Each brand is a sector-specific application of the same factory, engineering and install capability. Start with the one that matches your scheme - the platform behind it is identical.
Education · Public Sector
Off-site classrooms & education estate
5 school projects delivered
Healthcare · Care Sector
Off-site care, clinical & supported living
5 care suites delivered
Student · Rooftop & Ground-up
Rooftop & ground-up student accommodation
Open to operators
60,000 sq ft. One factory. Every brand.
From bare timber frames to finished roof panels with VELUX windows fitted - every ModuGroup unit is built in our North Yorkshire facility, then craned onto site complete.
Factory proof · Shared line
Multiple units. One live production floor.
Several projects moving at once - homeowner work, airspace schemes and sector builds all progressing under one roof.
Factory proof · Roof line
Roof structures assembled before site.
The roof line is built and set out indoors, turning site into the final assembly point rather than the factory.
Factory proof · Airspace
Entire airspace schemes, built inside.
Long-run rooftop schemes are framed, organised and sequenced in factory before the first module heads south to site.
Factory proof · Weather-tight
Slate, VELUX and roof finish fitted indoors.
Finished roof work happens in the building - one of the clearest reasons the on-site programme compresses so dramatically.
Established. Proven. Still on the floor.
We don't ask anyone to take our word for it. The reassurance below is the plain record - how long we've been doing this, where we've done it, who keeps coming back, and who's been to see it.
Eleven years on the floor
Delivering off-site since 2015 - a continuous build record from a single North Yorkshire workshop.
Across the UK & Channel Islands
Live and completed projects from the Highlands to the Channel Islands - installed by our own delivery teams.
Repeat clients, not one-offs
Developers, lodge operators, freeholders and care providers who came back for the next scheme - and the one after that.
Recognised at the highest level
The factory has hosted a sitting Prime Minister, who singled out our apprenticeship programme on his visit.
Read the recognitionEstablished. Proven. Still on the floor.
Eleven years of continuous delivery.
Off-site delivery from a single North Yorkshire factory since 2015 - through three economic cycles, two construction downturns and one pandemic. Continuous track record, no interruptions.
UK-wide. Channel Islands. Highlands to coast.
Live and completed projects from the Scottish Highlands to the Channel Islands - installed by our own delivery teams. Eight sectors, all live.
Repeat clients, not one-offs.
Operators, developers, freeholders and public-sector clients who came back for the next scheme - and the one after that. The platform earns its trust on the second project, not the first.
Recognised at the highest level.
The factory has hosted a sitting Prime Minister, who singled out our apprenticeship programme on his visit. We invite specifier teams quarterly. The factory door is open to anyone who wants to see the system working.
Who we work with.
Operators, investors, landowners and public-sector bodies across hospitality, residential and institutional sectors - every brand drawing on the same engineering and delivery capability.
- Institutional capital & landowners
- ModuLiving · AXM
- Hospitality & lodge operators
- ModuLodge · ModuSpa
- Care & retirement providers
- ModuCare
- Universities & student housing
- ModuStudent
- Housing associations & local authorities
- ModuHome · ModuLiving
- Residential portfolio owners
- ModuLoft
Four schemes. Four sectors.
One platform.
A snapshot of how the platform meets the market - across hospitality, airspace, education and wellness.
Working alongside
“The factory build meant our classrooms were craned in and watertight in days, not months. Programme certainty during term-time was the deciding factor - and the price agreed at contract was the price we paid.”
Estates lead
Independent prep school · ModuSchool project
“Within minutes of a phone call we received our first quotation - a lot less than expected. Once we paid our deposit, work started swiftly. Very efficient company, start to finish.”
Jamie Byers
ModuLoft homeowner · 2023
Eight equal sectors.
One factory behind each.
The same engineering, the same craft floor, the same install team - whichever sector you arrive from.
Healthcare
ModuCare
Off-site care, clinical & supported living.
Student
ModuStudent
Rooftop & ground-up student accommodation.
Not sure which sector fits? The platform behind every brand is the same. Start anywhere - we'll route you to the right team.
See all sectorsExplore the group
Everything ModuGroup, in one place.
The full sitemap - every brand, every sector, every supporting page in one place.
The group
Brands & sectors
An open invitation
"If you own the scheme, the site, or the brief - ModuGroup is the call worth making."
We will tell you quickly and honestly what is possible - and we can deliver it. The factory door in North Yorkshire is open whenever you want to see it.