What Modulous does

Modulous is a London-headquartered construction technology company founded in 2018 that sells a two-part platform for delivering affordable, sustainable multi-family housing. Its TESSA software auto-generates engineered housing schemes of 3-25 storeys from a site postcode or land title, producing in minutes the area schedules, floorplans, detailed cost plans, embodied carbon metrics (Scope A1-A3), and exportable BIM files (Revit/IFC) that would normally take weeks of consultant work. The companion Kit of Parts is a BOPAS-accredited standardised set of modular assemblies (facades, wall and floor panels, MEP first-fix, balconies, windows) produced by approved supply chain partners rather than in a dedicated factory, enabling decentralised local assembly with each module taking approximately three hours to complete.

The company serves five primary customer segments: public and private sector landowners appraising sites, developers evaluating feasibility and ROI, architects reducing speculative early-stage work, contractors delivering modular projects without factory capex, and existing modular suppliers seeking digitisation. Modulous monetises through enterprise software licensing of TESSA (quote-based, recurring), licensing of the Kit of Parts to supply chain partners, and in-house consultancy services covering feasibility studies, scheme adaptation, and project delivery via standard procurement routes. It operates from London (UK headquarters) and Seattle (US regional office) and is led by CEO and co-founder Chris Bone.

Name

Modulous

Legal name

Modulous Limited

Website

https://modulous.com

Company type

Private

Founded year

2018

Operating status

Operating

Headcount range

11–50 employees

Short description

Modulous is a London-based construction technology company that licenses its TESSA design software and BOPAS-accredited Kit of Parts to developers, landowners, architects, contractors, and modular suppliers for delivering affordable, sustainable multi-family housing.

Ownership category

akta.pro rank

Product category

Construction Technology

NAICS

New Multifamily Housing Construction (except For-Sale Builders) (236116), Other Specialized Design Services (54149)

SIC

Special Industry Machinery, Nec (3559)

akta.pro primary industry

Residential Modular & Prefabricated Home Construction (IMAFABAF)

akta.pro secondary industry

Modular/Offsite General Contracting & Installation (IMAFAAAK)

Keywords

• Modular construction software
• Housing design platform
• Kit of parts
• Prefabricated building systems
• Construction technology

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B

Offering type

Software

Cost components

Technology or R&D, Personnel, Marketing or Sales, Operations, Supply Chain

Revenue model

1. Software Licensing (TESSA): TESSA software can be licensed for use by landowners, developers, architects, and contractors to generate optimised housing designs with cost and carbon metrics.
2. Kit of Parts Licensing: The standardised Kit of Parts is licensed to supply chain partners and contractors for manufacturing modular housing assemblies.
3. Consultancy Services: In-house specialists provide consultancy including feasibility studies for any site, adapting consented schemes to modular solutions, and project delivery through industry-standard procurement routes.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels6 records

Core offering

Modulous provides a dual-product construction technology platform: TESSA, a software that automates the generation of optimized multi-family housing schemes (3-25 storeys) with real-time cost plans and embodied carbon metrics; and the Kit of Parts, a standardised set of modular construction assemblies manufactured by approved supply chain partners to enable asset-light modular delivery without dedicated factories. Products can be licensed independently or together, and are also available through in-house consultancy engagements covering feasibility studies, scheme adaptation, and project delivery.

Product overview

Modulous offers a dual-product platform consisting of TESSA software and the Kit of Parts. TESSA is a digital construction platform that generates optimized multi-family housing designs with cost and carbon metrics, while the Kit of Parts is a standardized physical assembly system manufactured by supply chain partners. These products can be used together or independently - TESSA's algorithms generate design options based on the Kit of Parts, and both are available for licensing or consultancy services.

Differentiator

Problem solved

Functional benefit

Brands

• TESSA: Software platform that generates fully engineered multi-family housing schemes complete with area schedules, floorplans, detailed cost plans, and embodied carbon calculations.
• Kit of Parts

Products and services

• TESSA Software platform that automates the generation of optimized multi-family housing schemes (3-25 storeys) for any given site, producing comprehensive cost plans, sustainability/embodied carbon metrics, area schedules, and floorplans in minutes. TESSA includes site search by postcode or Land Title, optimized massing, MEP system selection, facade library, export to Revit/IFC/PDF/CSV, and real-time optioneering that updates cost and carbon as briefing criteria change. It is sold via enterprise licensing to landowners, developers, architects, contractors, and managed service clients.
• Kit of Parts Standardised set of modular construction assemblies manufactured by approved supply chain partners, including facade system, balconies, windows/patio doors, wall panels, floor panels, first-fix electrical/mechanical/plumbing, internal partitions, and ceiling panels. Designed for 1.5m3/hr/m2 @ 50Pa air tightness, natural ventilation, designed-for-disassembly, M4(2) compliance, and a building-level embodied carbon target of 744kg CO2/m2. Licensed to supply chain partners and contractors to enable modular delivery without the capex of a dedicated factory.
• Modulous Consultancy Services In-house consultancy engagement offering feasibility studies for any site, adapting consented schemes to modular solutions, and project delivery through industry-standard procurement routes. Provided alongside TESSA and Kit of Parts licensing for clients who need hands-on delivery support rather than self-serve licensing.

Quantifiable outcome

• Reduces waste by more than 70% compared to traditional construction
• +5 more outcomes

Named customers2 records

Segments5 records

Ideal customer profiles5 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration2 records

AI capability2 records

Feature4 records

Partnerships

Seven partnerships are on record, tiered core, key and supporting.

• KnaufcoreStrategic or Co-development PartnerInternationally recognised manufacturer of high-quality building products and key partner in Modulous' decentralised production ecosystem. UK show home located at Knauf headquarters.
• Easi SpacekeyStrategic or Co-development PartnerConstruction company assembling the first scheme using the Modulous Kit of Parts, demonstrating the practical application of the technology.
• Innovate UKkeyStrategic or Co-development PartnerUK government innovation agency partnered with Modulous to deliver housing for Bristol City Council (June 2020) and provided Strand 3 Loan to finance tech development (April 2021).
• RElab Accelerator ProgrammesupportingStrategic or Co-development PartnerAccelerator programme that Modulous joined in February 2020 to support early-stage development.
• Microsoft AI for Environmental Sustainability AcceleratorsupportingStrategic or Co-development PartnerMicrosoft accelerator programme joined in March 2022 to support AI development for environmental sustainability applications.
• Elemental ExceleratorcoreStrategic or Co-development PartnerClimate technology investment programme that selected Modulous for its 11th cohort. Provided direct investment and project support for US team development, physical assembly testing, and first US show home.
• Bristol Housing FestivalsupportingStrategic or Co-development PartnerProject Director Jez Sweetland provided endorsement of TESSA as a disruptive solution for housing delivery.

Scale indicators5 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Ilke Homes: Ilke Homes is a UK modular housing manufacturer producing steel-framed homes from a factory in Yorkshire for housing associations and developers. Directly comparable to Modulous in the UK modular multifamily housing market, with a different factory-based delivery model.
• Legal & General Modular Homes: L&G Modular Homes is the UK's largest modular housing factory, backed by Legal & General, producing precision-engineered homes for affordable housing providers. Directly competes with Modulous in the UK multifamily modular housing segment, though with substantially greater capital backing.
• TopHat: TopHat is a UK-based modular home manufacturer using factory-built timber-framed modules for residential developers. Comparable to Modulous in targeting residential developers with offsite/modular construction, though TopHat operates a centralised factory model versus Modulous's asset-light decentralised approach.
• Blokable: Blokable is a US technology-enabled modular housing company developing factory-built steel-framed multifamily housing. Comparable to Modulous in targeting US multifamily residential developers with a software and standardised building blocks approach.
• Plant Prefab: Plant Prefab is a US-based prefabricated home builder focused on sustainable, customisable single-family and multifamily housing using factory-built panels and modules. Comparable to Modulous in targeting sustainable residential construction, though operating a centralised factory model.

Regional players

• Wernick Group: Wernick Group is a UK modular building manufacturer producing steel-framed modular buildings for residential, education, and healthcare sectors. Comparable to Modulous in the UK modular construction market, with decades of established operations though serving broader use cases.

Emerging players

• nPlan: nPlan is a UK-based construction AI platform that uses machine learning to forecast project schedules and risks for major construction projects. Comparable to Modulous as a UK construction AI technology provider, though focused on schedule prediction rather than design generation.
• Briq: Briq is a construction financial planning and analytics platform providing cost forecasting and project analytics for general contractors. Comparable to TESSA's cost-planning capabilities but focused on financial forecasting during construction execution rather than early-stage design feasibility.
• Cover (offsite housing): Cover is a US software-enabled custom home builder using factory-built panels for backyard accessory dwelling units and custom homes. Comparable to Modulous in using software to streamline construction, though focused on smaller residential units rather than multifamily developments.

Broad incumbents

• Spacemaker (Autodesk): Spacemaker, acquired by Autodesk, is AI-powered software that helps architects and developers evaluate site potential and generate early-stage design options. Comparable to TESSA in automating feasibility and early design generation for real estate development, though broader in scope and now embedded in Autodesk's portfolio.

Market position

Weaknesses3 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

Compliance4 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles6 records

Funding overview

Funding rounds6 records

Investors13 records

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Modulous