Standard home price.
34′ × 15′ overall, including the covered entry.
Massachusetts ADU cost guide · Lumara One & Two
A clear view
of your budget.
Lumara One is $209,000. Lumara Two is $230,000. Start with the home price, then review the foundation, installation, site work, utilities, plans and permits your property needs.
Two bedrooms · 47′ × 15′ concept footprint.
Design preview. Final dimensions, layout and included specifications are to be confirmed.
Your complete project budget.
Add foundation and installation, site work and utility connections, plans and engineering, and permit or connection fees to the selected home price.
These costs depend on your property. Start with an address review for a preliminary estimate; the written proposal confirms the final scope and price.
Check your property →The full project budget
The home, and the work around it.
The home price includes construction and assembly of the building. The property review defines the additional work needed to make it a complete project.
Home construction
Lumara One’s standard home price includes construction and assembly of the structure, roof, exterior, windows and doors, interior finishes, kitchen and bathroom, and internal plumbing, electrical and heating/cooling systems. Lumara Two’s final layout and included specifications are to be confirmed in its written scope.
Installation
Priced separately for your property: foundation, excavation, grading, drainage, site preparation and restoration, and external water, electrical, sewer or septic connections and upgrades. Any special access, transport or crane requirements are identified here. Building construction and assembly are already included in the home price.
Plans and engineering
Additional professional services are scoped for the project: survey, architectural drawings, structural engineering, energy/code coordination and any required site investigations.
Permits and approvals
Permit, connection and other jurisdictional fees are additional. The property review and design process identify the submissions, reviews and inspections required for your address.
Decision gates
A clear scope at each step.
The purpose of feasibility is to avoid committing to full design or construction before the property, delivery route, utility path, and likely permit approach make sense.
Property review
Start with your address and possible placement. Request a free preliminary project estimate covering the main site and utility questions.
Survey and site investigations
Commission a new boundary and topographic survey for every project, inspect the existing septic system where applicable, and resolve further site questions before plans.
Plans
Architectural and structural work begins only after scope and authorization are clear.
Build scope
The home, site work, utilities, installation, schedule, and contract are finalized.
What the figures mean
Know what each price covers.
Clear labels protect the homeowner and the project team. Each figure becomes more precise as the property and technical scope become known.
LabelScopeMeaning
Home priceSelected Lumara home$209,000 for Lumara One; $230,000 for Lumara Two. Site and project costs are additional.
AllowanceIdentified site workA planning amount reserved for an identified scope; reconciled to the actual service and written terms.
EstimatePlans and engineeringAn early budget expectation for architectural and structural work, refined before authorization.
Contract priceProject-specificThe agreed price for a defined scope after the site, selections, exclusions, and responsibilities are documented.
Your written proposal records the home, installation, professional services and permit costs, with inclusions, exclusions and selections agreed before construction.
Cost questions
The useful answer is specific to the lot.
These are the questions Lumara resolves before recommending your next paid step.
What belongs in the complete project budget?
The budget should account for the home, plans and engineering, permits, foundation, utility connections, site work and applicable delivery or installation. Lumara defines inclusions, exclusions and property-dependent items in the written scope.
Is preconstruction one phase or two?
It depends on the property. Every project requires a new boundary and topographic survey. The survey, septic inspection where applicable, and other required investigations may form an early scope before full plans and engineering. Lumara explains the work and fees before each phase is authorized.
Why can’t Lumara give one installed price for every property?
Two identical ADUs can require very different foundations, access plans, utility runs, drainage work, septic coordination, or electrical upgrades. A property review identifies those variables before they become surprises.
What can increase the site-work cost?
Long utility runs, limited delivery access, ledge, slopes, drainage conditions, tree work, electrical capacity, septic requirements, difficult excavation, and restoration needs are common cost drivers.
When does construction pricing become reliable?
Pricing becomes substantially more reliable after the property review, required site investigations, home configuration, utility strategy, permit path, and design scope are known. Lumara can then organize a defined project scope and exclusions.