192 sqm House - average costings

[baneko]

I received some plans for the property I plan to build. It comes to 192 sqm.

 

I am in rural Chonburi. Land already bought.

 

Does anyone with a property of similar size have average costings for the building alone.

 

3 bed, 2 bathroom, Livingroom and Kitchen.

 

I am looking further into costs but advice would be appreciated.

 

Thanks

 

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[Cyclone88]

The basic cost for building the house will be cheap.it all depends on what standard of finish you want.

For a European type house with a European standard finish will cost you up of 15000 baht a sq mt. 

[Antonymous]

I see that after 2 hours nobody has replied to you. Reason I guess is that your question is too vague to enable a reasonable answer.

 

I have experience of getting quotations for three single storey houses in Thailand same and larger than yours, also for a smaller guest house. First thing to consider is the quality of your building materials (cheap to expensive). Second is the quality of your construction team (poor to adequate job or a great job). Third is whether you are going to pay a contractor to undertake the whole job (they will add 15-30%), or to pay labour only and buy your own materials. Sad to say the fourth is whether you choose a contractor who is foreign owned OR who specialises in work only for foreigners (always much more expensive), or a Thai contractor. A fifth is how complicated your house design is (keep it simple for lower prices).

 

Beware of any builder who quotes for a price per square meter, unless it is for labour only. This method is not accurate. You need a full BOQ of all materials and you should study and check that. You'll find that different builders produce different prices for materials even with a full BOQ, as much as double.

 

Good luck. it is never easy.

 

 

[Jip99]

11 minutes ago, Antonymous said:

I see that after 2 hours nobody has replied to you. Reason I guess is that your question is too vague to enable a reasonable answer.

 

 

 

 

 

 

 

Or, it could just be that the forum is dying on it's ar5e ?

[Halfaboy]

A good question I think. Already 5 followers...

[LivinLOS]

How long is a piece of string (twice the distance from the middle to the end). Up here in chiang mai..

 

Rough Thai style (wouldnt be 200 sqm) 6k or so.. 

Basic farang quality tiling.. mossie screen.. Concrete built workable kitchen.. +- 10k.. 

Decent western fixtures / fittings / windows / electrics.. Nicer basic kitchen +-12 

+ nice kitchen + all of quality.. 15k or so.. 

High standard, clever design, clever lighting, Video audio design and cabling, statement pieces 18 - 20k 

 

Over that you need to be getting real imported marble, stunning finish quality, home automation, and then the sky really is the limit.. 

 

Close to me my landlord is having a local builder do a 185 sqm niceish rental home for 1.9.. A mate did a 200 sqm 'designer home' in a modern style with included projection home theater, very slick lighting features, etc etc With a fluent design team working and handing all aspects of the build, finish item had a magazine shoot.. cost just under 4 mil but 10% plus was the design cost. 

[Halfaboy]

6 minutes ago, LivinLOS said:

Rough Thai style (wouldnt be 200 sqm) 6k or so.. 

Basic farang quality tiling.. mossie screen.. Concrete built workable kitchen.. +- 10k.. 

Decent western fixtures / fittings / windows / electrics.. Nicer basic kitchen +-12 

+ nice kitchen + all of quality.. 15k or so.. 

High standard, clever design, clever lighting, Video audio design and cabling, statement pieces 18 - 20k 

 

Sorry for my ignorance but I do not know how to interpretate your data;

 

Should I read:

1) Rough Thai style: 200 * 6.000 = 1.200.000 Bhat

2) Basic farang quality tiling.. etc is 200 * 10.000 = 2.000.000 Baht

3) Decent western fixtures / fittings etc is 200 * 12.000  = 2.400.000 Baht

4)  as nr 3 but with all of quality is 200 * 15.000 = 3.000.000 Baht 

 

Am I correct ?

[ToddinChonburi]

You can do a search on this.  Most is 15,000 to 25,000 per square meter.   Depends on quality of material.  

Cheap roof

Very nice roof that is vented properly.

Tile . Fixtures.   And so on

IKEA has kitchens to look at

Home pro

[Antonymous]

47 minutes ago, Halfaboy said:

Sorry for my ignorance but I do not know how to interpretate your data;

 

Should I read:

1) Rough Thai style: 200 * 6.000 = 1.200.000 Bhat

2) Basic farang quality tiling.. etc is 200 * 10.000 = 2.000.000 Baht

3) Decent western fixtures / fittings etc is 200 * 12.000  = 2.400.000 Baht

4)  as nr 3 but with all of quality is 200 * 15.000 = 3.000.000 Baht 

 

Am I correct ?

I am sure that is what the poster meant. These are ROUGH estimates at a per square meter price and I agree with them.

[baneko]

Thanks for the replies. I was looking to spend 2m if possible. Is it possible to a reasonable standard?

 

Im only talking about the building water tight and live able. I will add the extras later.

 

Ive lived here 10yrs so have many household items like aircon, cooker etc.

 

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[Antonymous]

Yes 2 million is certainly possible (about 10,000/m2). I have just done exactly that cost. The building has a good finish, very good roof and includes all electrical fittings. I managed this price because I paid labour only and bought all materials myself and supervised construction myself.

 

One thing not mentioned is the area of Thailand that you live in. If you live in a tourist area like Phuket, Pattaya etc where many foreigners build homes, you'll almost certainly be quoted higher labour rates (and contractor rates) than if you are living up country, or far away from the city centres. Materials prices are pretty standard everywhere (except on the islands). This is something to bear in mind.

[Anthony Loh]

You can try to look for few good builder and told them that you intended to build a house with the size, the materials, the requirements you want and you can find a cheaper builder that meet your requirements, tell him that you only wanted to paid for 2 millions including everything you need as a lum sum than write in to a contract, just be careful on the payment and never over pay, keep 10 to15% till the house are fully completed and you can move in to stay for min 30 days for you to ensure everything is in good condition.

Edited January 5, 2018 by Anthony Loh

[JusticeGB]

Price depends on how far apart the posts holding up the house are. If 4 metres apart the cost of building is much cheaper than if 5 metres apart. The roof forms a large part of the cost. If you use the longer asbestos type roofing it's far cheaper than small tiles. The weight of the roof is much less and the slope can be as little as 25%. A tiled roof needs a greater slope to prevent an ingress of water driven by winds. Thus the whole structure of the pillars needs to be larger and more expensive. 

[4MyEgo]

1 hour ago, baneko said:

Thanks for the replies. I was looking to spend 2m if possible. Is it possible to a reasonable standard?

 

Im only talking about the building water tight and live able. I will add the extras later.

 

Ive lived here 10yrs so have many household items like aircon, cooker etc.

 

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It will all depend on who the builder is and if he has much work on.

 

We live in Isaan, and we waited for a year for our builder, who is not a qualified builder, but has equal if not better skills than most builders I have engaged back in Sydney. I have a background in real estate and have done some building courses, a lot of renovations, extensions back home and a good friend who is a builder who I could ask, if I was in doubt.

 

We built a really nice, good quality 4 bedroom 2 bathroom house with separate lounge room, kitchen with meals room and a carport.

 

We purchased the materials, wife is a strong bargainer, and the materials cost us 1,000,000 baht, and the builders labour was 500,000 baht with only him and his partner building the 200m2 house which took around a year, he would bring in the the render team to do in and out, and would also bring in a labourer every now and again.

 

The 1.5 million baht total cost with polished concrete floors, built in wardrobes, and insulation, didn't include air conditioner costs and installation, or concreting the driveway, suffice to say for 7,500 per square metre I reckon we did very well, but if you engage a qualified builder, or company, I think you can add to the cost of the rate per square metre x 2.

 

I think the main things you should consider, is which side to put the bedrooms on, i.e. where the sun doesn't go, and your bedroom sizes to be a minimum of 4 x 4, less windows, which will allow less heat through the window panes, wider eaves, roof insulation under your roof tiles, steel roof structure, batts, ventilation to allow the heat out, soffit boards, whirly birds do help, and air conditioning units a definite, because as you know the heat here does get uncomfortable, so best plan the above into your house plans so as to reduce the outside heat coming in, most important is a cavity wall, and single level I believe is the best way to go.  

 

Good luck

Edited January 5, 2018 by 4MyEgo

[thedemon]

3 hours ago, LivinLOS said:

How long is a piece of string (twice the distance from the middle to the end). Up here in chiang mai..

 

Rough Thai style (wouldnt be 200 sqm) 6k or so.. 

Basic farang quality tiling.. mossie screen.. Concrete built workable kitchen.. +- 10k.. 

Decent western fixtures / fittings / windows / electrics.. Nicer basic kitchen +-12 

+ nice kitchen + all of quality.. 15k or so.. 

High standard, clever design, clever lighting, Video audio design and cabling, statement pieces 18 - 20k 

 

Over that you need to be getting real imported marble, stunning finish quality, home automation, and then the sky really is the limit.. 

 

Close to me my landlord is having a local builder do a 185 sqm niceish rental home for 1.9.. A mate did a 200 sqm 'designer home' in a modern style with included projection home theater, very slick lighting features, etc etc With a fluent design team working and handing all aspects of the build, finish item had a magazine shoot.. cost just under 4 mil but 10% plus was the design cost. 

Most of my experience is either in Bangkok or the deep south, far from Chiang Mai. Nevertheless these numbers are bang on the money.

[Black arab]

I had house built in chaiyaphum province june to september 2016 we bought all materials 3 bed 2 bathroom lounge diner kitchen .132sqm 2.5 millionbht ish 51500 pounds .And very nice to.Keep an eye on the plumbing and electrics.Best of.

[Black arab]

Sorry, we got th e builder to quote build cost so we bought all materials so you can decide how much you want to spend on quality of of materials etc.

[Black arab]

3 hours ago, baneko said:

Thanks for the replies. I was looking to spend 2m if possible. Is it possible to a reasonable standard?

 

Im only talking about the building water tight and live able. I will add the extras later.

 

Ive lived here 10yrs so have many household items like aircon, cooker etc.

 

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Imo so possible yes

[khunPer]

Price of 192 sg.m. house constructions is like a piece of rubber band, as it's a question of finishing and materials. But in general, for a "normal fair quality" house, you should count 15,000 to 20,000 baht per sq.m., and if with little more up-end finishing then count 25,000 baht; whilst the basic – cement and brick construction; incl. roof, and pluming, and electric; but no fittings – would be in the area of 10,000 baht per sq.m. or less. Luxury can be from 50,000 baht per sq.m. and up.

 

Wish you good luck...

[baneko]

Yes 2 million is certainly possible (about 10,000/m2). I have just done exactly that cost. The building has a good finish, very good roof and includes all electrical fittings. I managed this price because I paid labour only and bought all materials myself and supervised construction myself.
 
One thing not mentioned is the area of Thailand that you live in. If you live in a tourist area like Phuket, Pattaya etc where many foreigners build homes, you'll almost certainly be quoted higher labour rates (and contractor rates) than if you are living up country, or far away from the city centres. Materials prices are pretty standard everywhere (except on the islands). This is something to bear in mind.

Im in rural Chonburi close to Phanat Nikhom. Fortunately not in any of the really expensive hotspots but still pretty central. Thanks for the info.

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[baansgr]

3bed 2 bath with kitchen and living 12x12 is sufficient so 144sqm, of course this is usuable area, some will quote with car port eves etc. 2mil,will build a reasonble good stsndard single stoey house eith full kitchen etc. Finding a builder is the hardest part

[LivinLOS]

15 hours ago, ToddinChonburi said:

You can do a search on this.  Most is 15,000 to 25,000 per square meter.   Depends on quality of material.  

Cheap roof

Very nice roof that is vented properly.

Tile . Fixtures.   And so on

IKEA has kitchens to look at

Home pro

Up here those prices would be really nice and or using a western centric contractor  / building manager to handle it all which probably ads 20 - 30%. 

 

The issue with these kind of threads it what is like for like.. One mans idea of 'thai style' may be what I would call a basic western.. And further up.. When it comes to finish materials the sky is the limit, its very easy to spend a large amount on detail and finish. 

Also my pricing based on Chiang mai is (I am going to kind of guess this) probably a fairly rural labour price, yet has a decent access to higher end sources and services. If this was phuket the labour would be WAY higher, and if this was nakhon nowhere the experience of quality would be harder to find. Theres always pluses and minuses. 

 

[baneko]

Up here those prices would be really nice and or using a western centric contractor  / building manager to handle it all which probably ads 20 - 30%. 
 
The issue with these kind of threads it what is like for like.. One mans idea of 'thai style' may be what I would call a basic western.. And further up.. When it comes to finish materials the sky is the limit, its very easy to spend a large amount on detail and finish. 

Also my pricing based on Chiang mai is (I am going to kind of guess this) probably a fairly rural labour price, yet has a decent access to higher end sources and services. If this was phuket the labour would be WAY higher, and if this was nakhon nowhere the experience of quality would be harder to find. Theres always pluses and minuses. 

 

10Km from Phanat Nikhom, Chonburi. Rural but central.

Im not expecting European Standards but would like a reasonably good finish.

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[baneko]

3bed 2 bath with kitchen and living 12x12 is sufficient so 144sqm, of course this is usuable area, some will quote with car port eves etc. 2mil,will build a reasonble good stsndard single stoey house eith full kitchen etc. Finding a builder is the hardest part

The house is 16 X 12 but this accounts for some external sitting areas. So as you said 3 bed and 2 bath your pretty bang on.

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[JusticeGB]

A 2 story house is about 25% more per square metre to build as foundations and pillars need to be much bigger and thicker respectively. 

[baneko]

A 2 story house is about 25% more per square metre to build as foundations and pillars need to be much bigger and thicker respectively. 

The design is a 1 storey so should be fine although slightly raised from the ground approx 1 meter.

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[baneko]

I have also been looking at this Superblock. Has anybody got experience using them?

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[sandyf]

1 hour ago, baneko said:

 

10Km from Phanat Nikhom, Chonburi. Rural but central.

Im not expecting European Standards but would like a reasonably good finish.

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Not too far from me, also rural Chonburi between the bypass and the No7. I did a bit the same, had the shell built and finished it off myself. Bought kitchen units and built that myself with a granite worktop for about 50K. In fact I have just given it a facelift and tiled all the walls.

My bungalow is about half the size and was less than half the price you are looking at but that was 9 years ago, but on the other hand more complicated than normal, it was cavity wall construction.

There are some good builders around but you need to be careful there are also a great deal of cowboys. I was very fortunate the builder used to work for my father in law. Good luck.

[baneko]

Not too far from me, also rural Chonburi between the bypass and the No7. I did a bit the same, had the shell built and finished it off myself. Bought kitchen units and built that myself with a granite worktop for about 50K. In fact I have just given it a facelift and tiled all the walls.
My bungalow is about half the size and was less than half the price you are looking at but that was 9 years ago, but on the other hand more complicated than normal, it was cavity wall construction.
There are some good builders around but you need to be careful there are also a great deal of cowboys. I was very fortunate the builder used to work for my father in law. Good luck.

Looks nice....Im sure there will be some ups and downs during the build. Still searching for a builder. Drawings arrived today.

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[baneko]

Not too far from me, also rural Chonburi between the bypass and the No7. I did a bit the same, had the shell built and finished it off myself. Bought kitchen units and built that myself with a granite worktop for about 50K. In fact I have just given it a facelift and tiled all the walls.
My bungalow is about half the size and was less than half the price you are looking at but that was 9 years ago, but on the other hand more complicated than normal, it was cavity wall construction.
There are some good builders around but you need to be careful there are also a great deal of cowboys. I was very fortunate the builder used to work for my father in law. Good luck.

Looks nice....Im sure there will be some ups and downs during the build. Still searching for a builder. Drawings arrived today.

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