I am considering to build a house in Chiang Mai. I am wondering how much I will pay the construction company per square meter for a finished house. (+-150 square meter, 4 bedrooms, 2 bathrooms Thai style)

Also how % much should I consider paying upfront

I am not familiar with m2 prices but I would like to say that 150m2 for a 4 bedroom 2 bathroom bungalow/house seems to be a bit short on m2 area. When you allow for the lounge/diner area and entrance hall/area the bedrooms are going to be very small. I am very sure that other members who are familiar with such Changmai prices will help you here.

My own experience with our semi-detatched bungalow (we bought it for THB 550K) was that the refurbishment was undertaken by using labour only with all materials being provided by me. No down payment for the labour but we paid them on a weekly basis. Worked well for us. The refurbishment saw the bungalow grow from a 2 bedroomed 2 bathroom (90m2) to 2 bedroomed 2 bathroom with an extended kitchen and diner added giving 160m2.

I am not familiar with m2 prices but I would like to say that 150m2 for a 4 bedroom 2 bathroom bungalow/house seems to be a bit short on m2 area. When you allow for the lounge/diner area and entrance hall/area the bedrooms are going to be very small. I am very sure that other members who are familiar with such Changmai prices will help you here.

My own experience with our semi-detatched bungalow (we bought it for THB 550K) was that the refurbishment was undertaken by using labour only with all materials being provided by me. No down payment for the labour but we paid them on a weekly basis. Worked well for us. The refurbishment saw the bungalow grow from a 2 bedroomed 2 bathroom (90m2) to 2 bedroomed 2 bathroom with an extended kitchen and diner added giving 160m2.

My Thai sister in law is a Construction Engineer (yes, with a degree), and is currently heading up a new housing project here in Chiang Mai. If you want to give me your contact info, I can have her get in touch with you and give you estimates.. PM or email me.

10,000 per sq.m for a Thai style house

Have to negotiate with individual builders as to what to pay upfront.

Depending on the quality of finish you want it should be between 6,500- 8,000- baht per sq metre, unfurnished, but wet areas included with basic tiling. Have done it twice.

As for payments would suggest 10& down and then pay as per work progress against invoices and agreed labor rates.. in otherr words make sure you are paying for work done and not "to be" done..

otherwise you can also, with your wifes help purchase all the building materials yourselves, and engage a contractor to build it and pay only for labor.. this methos is cheaper..

otherwise go to a Moo baan and buy a spec house,,,there are plenty of bargains..

I think you need a good few months to go through all the data you can lay your hands on and formulate your plans. I think many here have provided very useful information. I know that I would be both hesitant in building my own place and also glad to have such a valuable resource. Whether I could find a builder I was happy with I do not know.