House shell construction: what it includes and 2026 prices

The shell is the skeleton of the house — everything load-bearing plus the roof. It makes up roughly 55% of a turnkey house price, so it pays to know exactly what a quote includes. Differences between builders' "shells" are the biggest source of misunderstandings on the market.

What the shell includes

• Foundations: excavation, strip footings and slab including damp-proofing and radon protection,
• vertical structures: external and load-bearing walls (brick, Ytong, VELOX) with ring beams and lintels,
• floor slabs and staircase,
• roof structure and covering: roofing, gutters, flashing,
• chimney (if in the design).

Open vs closed shell

An open shell ends with the roof — no windows or doors. A closed shell adds windows, the entrance door and sometimes the facade. This is where quotes differ most — always compare itemised budgets, not just the bottom line.

How much does a shell cost in 2026?

A 120 m² house as a closed shell thus comes to roughly CZK 2–2.4 million excl. VAT. The design always sets the exact figure — ground conditions and roof shape move the price both ways.

How long a shell takes

1. Foundations: 2–3 weeks (plus curing time),
2. walls and slabs: 4–8 weeks depending on the system — VELOX is the fastest (walls in 3–4 weeks), classic brick the slowest,
3. roof structure and covering: 2–4 weeks.

All in, expect 2–4 months depending on size, technology and weather.

What to check in quotes

• missing radon protection or only "basic" damp-proofing,
• roofing "as standard" that nobody actually wants,
• scaffolding, transport and crane not included,
• a vague "groundworks" item with no bill of quantities.

Calculate it up front

Enter the area, wall material and roof type into our online calculator and see an indicative price immediately. We will then prepare an itemised shell budget for your design free of charge.