ADU models › The Studio
The Studio — 400 sq ft, $160,000
A new 400 sq ft detached studio with a full kitchen and bath.
A compact detached unit built from the ground up on a 16 by 25 footprint: new foundation, new framing, a full kitchen, a full bath, laundry, and tall windows at the sleeping end that make 400 square feet feel open. Site-built on a permanent foundation, framed on your lot, inspected by your city at every stage.
Best for: Smaller backyards; A private studio for family or a tenant; Home office that can rent later.
Floor plans and pricing
- Open studio — studio, 1 bath. The front door opens into the kitchen and living area. Bath, closet and laundry stack along the left wall and open off it; the 16-foot-wide sleeping and lounge end is open to the living area by the windows. Base price $160,000 in Los Angeles ($208,000 Bay Area); move-in ready with flooring and bathroom finishes $164,000. Rooms: Bath 5×8 ft, Closet 5×4 ft, Laundry 5×3 ft, Kitchen + living 11×15 ft, Sleeping + lounge 16×10 ft.
- Studio with sleeping alcove — studio, 1 bath. The same front half. At the back, a 9 by 10 sleeping alcove and a walk-in closet with a desk nook both open off the living area. Base price $160,000 in Los Angeles ($208,000 Bay Area); move-in ready with flooring and bathroom finishes $164,000. Rooms: Bath 5×8 ft, Laundry / closet 5×7 ft, Kitchen + living 11×15 ft, Sleeping alcove 9×10 ft, Walk-in / desk nook 7×10 ft.
- Open studio, 20 ft wide — studio, 1 bath. A 20 by 20 square: the front door opens into the kitchen and living room across the front, the bath and laundry closet open off it on the plumbing wall, and the sleeping area is open to the living room at the back. Drawn for a narrow backyard or side yard: the unit is only 20 feet wide, so it fits where a wider plan would not, and the rooms run front to back. Base price $160,000 in Los Angeles ($208,000 Bay Area); move-in ready with flooring and bathroom finishes $164,000. Rooms: Living + kitchen 20×11 ft, Bath 5×9 ft, Laundry / closet 4×9 ft, Sleeping area 11×9 ft.
- One bedroom, 20 ft wide — 1 bedroom, 1 bath. A 20 by 20 square with a real bedroom: the front door opens into a 20 by 10 living room and kitchen; the full bath, an 11 by 10 bedroom with its own closet, and the laundry closet all open off it along the back. Drawn for a narrow backyard or side yard: the unit is only 20 feet wide, so it fits where a wider plan would not, and the rooms run front to back. Base price $160,000 in Los Angeles ($208,000 Bay Area); move-in ready with flooring and bathroom finishes $164,000. Rooms: Living + kitchen 20×10 ft, Bath 5×10 ft, Bedroom 11×10 ft, Laundry 4×5 ft, Closet 4×5 ft.
Prices as of October 2026. Kitchen cabinets and countertops are included in every model; finishes to choose from: White & oak, Sage green, Walnut, Navy & white. Bay Area pricing runs about 30% above Los Angeles for labor, fees and materials.
Add-ons
- Flooring material — Luxury vinyl plank or laminate flooring throughout. Installation labor is already in the base price; this adds the material.
- Bathroom finish package — Tile and bathroom finish materials for each bathroom in the layout you choose. Labor is in the base price.
Included in the base price
Design, engineering and permits
- Architectural plans for the layout you choose, adapted to your lot
- Structural engineering and Title 24 energy calculations
- Permit application, plan check and corrections handled for you
- Inspections scheduled and attended through final sign-off
Structure and shell
- New concrete foundation (garage conversion: existing slab brought to code)
- Framing, roofing, insulation and weather barrier
- Exterior siding or stucco, exterior doors and windows
- Drywall, interior doors, trim and interior paint
Systems
- Electrical wiring, panel connection and recessed lighting
- Plumbing rough-in and fixtures
- Mini-split heating and cooling
- Tankless water heater
Kitchen
- Kitchen cabinets and countertops, included in every model
- Sink, faucet and appliance hookups
- Flooring and bathroom tile installation labor (materials are the two add-ons below)
Priced after the free site visit
- City permit and school fees. Set by your city and school district; paid at cost, we show you the schedule up front.
- Utility connections. Sewer lateral, water line and the electrical run from your main panel depend on distances on your lot.
- Electrical panel upgrade. Needed only when the existing main panel has no capacity for the new unit.
- Solar. California requires solar on most new detached ADUs; sized to the roof you end up with.
- Demolition and site prep. Removing an old structure, trees, concrete or regrading a slope.
- Hillside or soils work. Sloped lots and some soils need a geotechnical report and a deeper foundation.
- Fire sprinklers. Required only when the main house has them.
- Appliances, landscaping and exterior concrete. Chosen with you; many clients supply their own appliances.
Not prefab
These are not prefab or modular boxes. Every model is custom construction: a permanent foundation poured on your lot, walls framed on site, and your city inspecting each stage, the same way the main house was built.
How it works
- Free site visit — We check setbacks, utilities, access and the garage or yard, and confirm your price on the spot.
- Plans and engineering — Your layout is adapted to the lot, engineered and prepared for submittal.
- Permits — We submit, answer plan-check corrections and pull the permit. Time depends on your city.
- Construction — 18 to 24 weeks from the start of construction to final inspection.
- Final inspection and keys — City sign-off, a walkthrough with you, and the certificate of occupancy.
Renderings and floor plans are design concepts; plans are drawn for each lot after a site visit. Prices are published by Oria Builders and cover plans, permit handling, construction and the kitchen; site-specific items are priced after a free site visit.
Other models
- Garage Conversion — 400 sq ft, from $74,000
- The 600 — 600 sq ft, $180,000
- The 800 — 800 sq ft, $250,000
- The 1000 — 1,000 sq ft, $330,000
- The 1200 — 1,200 sq ft, $400,000