Member Spotlight - Moduliv

There is no shortage of ambition in the offsite sector, but what is less common is a business that has taken the time to build its model differently from the ground up. That is what makes Moduliv stand out.

Led by Saadat Khan, Moduliv has built a vertically integrated modular housing business in Preston, bringing together design, manufacture, funding, and delivery under one roof, and doing it without relying on debt.

As Saadat explains,

“What makes us genuinely different… is that we own the complete vertical. Design, manufacture, funding platform, and investor exit strategy, all under one roof, all debt-free. It is a deliberate choice, and one shaped by watching how the sector has evolved. We didn’t borrow our way to this position. We built it. That's where the difference lies: several of the sector’s most high-profile operators raised in excess of £100 million in external funding and are no longer trading".

Moduliv has reached the same structural milestones, NHBC certification, major mortgage lender approvals, and a £195 million letters of Intent pipeline at a fraction of that cost, and without a single pound of debt on its balance sheet.

That approach is not just about structure; it is a clear philosophy. Saadat is open about the challenges the sector has faced and the lessons learned along the way.

“Debt has been destroying businesses in this sector. We chose a different path… and it’s working.” Rather than chasing rapid scale, the focus has been on building something more durable, a model designed to support long-term delivery.

Their journey into the Offsite Alliance started, as many do, with a simple conversation.

“It was immediate and genuine, no hard sell, no posturing. That told me everything I needed to know about the culture.”

That connection has already been meaningful, with Saadat reflecting on the impact of industry recognition at a key moment for the business.

Collaboration is often talked about, but for Moduliv it is grounded in how partnerships are structured and delivered. As Saadat puts it,

“true collaboration isn’t about who gets the biggest slice, it’s about creating something together that neither party could have achieved alone.”

This thinking has been critical in bringing their model to life, particularly in the early stages. Their partnership with FrameClad played a key role in delivering their showcase modules, providing a physical proof point of what the system can achieve.

Alongside delivery, Moduliv is also challenging how projects are funded. There is a strong belief that the financial model underpinning the sector needs to evolve, with Saadat stating clearly,

“we believe, with complete conviction, that debt has been and continues to be the single greatest threat to businesses in the offsite sector.”

Through their Sukuk platform (a Sharia-compliant structure that opens capital unavailable to conventional development finance) Moduliv is opening up alternative routes to capital, with a model designed to support both delivery and long-term sustainability. “We’re not just building homes. We’re building a better financial architecture for the industry.”

Inside the business, the focus is on staying lean, collaborative, and constantly learning. Rather than replicating expertise, the approach is to integrate it through strong partnerships. “Every partner is stronger for the relationship.

” That mindset is already delivering results. Completing a fully finished showcase home inside the factory in just 15 days is a milestone that demonstrates both speed and quality in practice. As Saadat puts it, “the industry talks about faster build times. We proved it.”

Looking ahead, the focus is firmly on delivery. With a strong pipeline and organic approaches from global businesses seeking to partner and license the Moduliv model internationally, the next phase is about turning capability into output.

“The next 12 months are not about proving the concept. That is done. They are about delivery.”

There is also a clear ambition to widen access to home ownership through their funding model, creating opportunities for a broader range of buyers. For Moduliv, building better is not about cutting corners or chasing the lowest cost. It is about demonstrating what is possible when the right system, supply chain, and financial model come together. As Saadat explains, “it is not a race to the bottom. It is a demonstration that you can give people more for less without compromising quality.” The aim is simple, better homes, more accessible, built with integrity.

At its core, this is a business driven by belief, in the model, in the sector, and in the role it can play in addressing the housing challenge. As Saadat reflects, being part of a community of like-minded organisations matters,

“people who are genuinely committed… to the belief that this sector is worth the effort and has the potential to deliver what the UK so urgently needs.”

About Moduliv Ltd

Moduliv Ltd is a vertically integrated modular housing company headquartered in Preston, Lancashire, combining design, manufacture, funding, and delivery within a single model. The business operates a debt free balance sheet, has SCI NHBC certification and an EPC A rated main mortgage lender pre-approved system.  

Moduliv has an independently valued IP portfolio, £195 million letters of Intent institutional pipeline and a proprietary Sukuk funding platform to underpin a five-year forecast of £1.7 billion across its housing, licensing, and PropTech divisions.

Moduliv is currently raising £10 million to fund its first full-scale residential pipeline.