UK Firm Koto Launches Flat-Pack Tiny Homes in US

UK-based architecture firm Koto has launched its NIWA collection of tiny homes in the United States for the first time. The minimalist, flat-pack cabins range from 67 to 403 square feet and are priced between $52,000 and $187,000. The modular units are manufactured in Europe and shipped as panels to be assembled on-site, offering a versatile solution for backyard offices, saunas, gyms, or guest houses. Koto began US deliveries in April, with existing installations in Massachusetts and plans for Los Angeles.

Koto, a UK-based tiny-home firm founded in 2017, is now delivering its NIWA collection to US customers. The company specializes in cabins, modular homes, and sculptural small-scale architecture that fuses Scandinavian and Japanese design.

The NIWA collection is a series of sustainably crafted cabins delivered as panels and assembled on-site. The collection comes in four distinct sizes:

• Small: 67 square feet
• Medium: 135 square feet
• Large: 269 square feet
• Extra Large: 403 square feet

Prices range from $52,000 to $187,000, with additional costs for custom features and upgrades. This represents the brand's first modular design available worldwide.

Customers are required to purchase a design license following a consultation. The license costs between $938 and $2,152 depending on the unit size. This fee is not included in the cabin price but is refunded after the cabin is purchased. While clients are responsible for securing permits and hiring local contractors for site prep and installation, Koto offers support throughout the process and can be hired for concept site design and landscaping.

Each NIWA unit is constructed in a European factory and shipped to the US in panel form. Delivery is handled via truck, helicopter, or boat depending on the location. Koto began shipping units to the US in April.

The manufacturing process typically takes eight to 12 weeks, with shipping adding another two to four weeks. Shipping costs vary by location, though the company estimates US deliveries cost approximately $9,000. Once delivered, installation for each unit typically takes between 4 and 14 days, meaning a cabin can be fully installed in under a month.

Koto cofounder Jonathan Little compared the process to flat-pack furniture: "Our designs are like Ikea. But instead of a box, they go into a container. They can be shipped around the world and installed pretty much anywhere."

The NIWA collection is designed to blend into nature and support both on-grid and off-grid living. The design channels clean, contemporary minimalism inspired by Jonathan Little's move from London to Norway.

"London has a real fast-paced life," Little said. "You work a lot of hours, then go home, rest, and do the same thing the next day. Moving to Norway was the opposite. It was like, yes, get your work done, but be outside with your friends and family, be in the woods in nature."

Koto builds its cabins using natural, sustainably sourced materials:

• Structure: Responsibly harvested timber
• Exterior: Shou Sugi Ban timber (traditional Japanese wood charring method for fire resistance and durability)
• Interior finishes: Vary by unit type

Interior finishes vary by unit type. Studio cabins and sleeping units typically feature oak or birch plywood, while saunas are finished with hemlock, spruce, or cedar. Each unit features essential components including lighting and a heating and cooling system. Depending on the size, a bathroom or kitchenette can also be included.

The NIWA Small unit measures approximately 67 square feet and is ideal for use as a studio or sauna. The ceiling height ranges from 5.9 feet at its lowest point to 11.8 feet at its peak. The design license fee for this unit is about $940, with a base price starting at $55,286.

The NIWA Medium measures about 135 square feet and can include a kitchenette, a small bathroom with a shower, and a bed. It is best suited for a single-room sleep cabin, studio, or sauna. If used as a sauna, it features upper and lower benches with tiered seating for six to eight people, plus a separate changing area. The licensing fee is $1,603, with a base price starting at approximately $72,957.

The NIWA Large offers enough space for a living room, a kitchen, and a full bathroom with a shower. It is ideal as an office, sleep cabin, gym, or accessory dwelling unit (ADU). The unit measures about 269 square feet, has a licensing fee of $2,156, and starts at $116,100.

The NIWA Extra Large provides 403 square feet of space, making it well-suited as a self-contained studio, gym, or guesthouse. This model is the closest match to a traditional ADU within the collection and is best for long-term stays. Its licensing fee matches the large model at $2,156, with pricing starting at $187,000.

"I think this one is closer to the ADU market, while the slightly smaller models are better suited for Airbnb or hotel use," Little said.

Customers can also purchase furniture packs for an additional price, ranging from $7,119 to $9,379. These packs include items like lights, couches, desks, chairs, tables, and shelves.

Tiny homes, also known as accessory dwelling units (ADUs), are popular across the US. Several states, including California, Vermont, and New York, offer grants to help homeowners build them on their properties. ADUs provide an affordable path to homeownership, income-generating rental opportunities, or additional living space when square footage is limited.

Koto has already built units for customers in Massachusetts and has planned installations in Los Angeles. The company reports diverse interest in its cabins, ranging from private individuals to hotel owners.

"We're seeing such a diverse requirement for our cabins, both from private individuals all the way up to hotel owners," Little said.

The rise in popularity of home saunas and wellness design has also contributed to interest in these units. As affluent homeowners move beyond traditional gym amenities to more cutting-edge, spa-like upgrades, home saunas have become a sought-after feature in modern home design.