How Much To Build Bungalow

[Bolsta]

Hi I am trying to get some figures together to build a 34-40 square meter bungalow. I would like to build 12 of them on Koh Phangan. I don't want to build the traditional backpacker wood floor and woven wall kind. I would like to build a more luxurious kind with concrete/tiled floor, insulated walls, hot water shower etc..

I would also like to build a swimming with infinity edge. Any idea of cost for pools too?

Thanks in advance.

[Kwasaki]

Get quotes from recommended local buiders and Thai construction companies.

What is your buget.

Need a list of specifications.

What is the ground location like where the bungalows are to be built.

What type of bungalow, terraced, semi - detached, detached.

The design choice.

Any plans apart from size, which is very small.

What size infinity edge pool is wanted.

[Bolsta]

Hi Kawasaki, thanks for your reply.

What is your buget. : up to 300000B

Need a list of specifications. if you tell me what kind of spec you need I will do my best to provide them.

What is the ground location like where the bungalows are to be built. I haven't yet purchased land as I need a business plan with costings to give to my investors, but I would be looking at hillside sea view not flat land

What type of bungalow, terraced, semi - detached, detached: detached

The design choice: modern thai style

Any plans apart from size, which is very small: I can email you a google sketch up design if that helps? I have plans to build lager 2 bedroom private pool villas to but I want to start with smaller bungalows for couples. to keep the costs down a bit.

What size infinity edge pool is wanted:. approx 100sqm

[rgs2001uk]

Hi Kawasaki, thanks for your reply.

What is your buget. : up to 300000B

Need a list of specifications. if you tell me what kind of spec you need I will do my best to provide them.

What is the ground location like where the bungalows are to be built. I haven't yet purchased land as I need a business plan with costings to give to my investors, but I would be looking at hillside sea view not flat land

What type of bungalow, terraced, semi - detached, detached: detached

The design choice: modern thai style

Any plans apart from size, which is very small: I can email you a google sketch up design if that helps? I have plans to build lager 2 bedroom private pool villas to but I want to start with smaller bungalows for couples. to keep the costs down a bit.

What size infinity edge pool is wanted:. approx 100sqm

"What is your buget. : up to 300000B"

Is this per bungalow, then 300000/40 = 7500 per s/m doable.

If its for all 12 then, 300000/12 = 25000 per bungalow. 25000/34 = 735 baht per s/m, impossible.

[jinjinswing]

Sounds like your a complete novice to the world of business, with next to no information and specifications your going to have a hard time even for a professional to advise you on costs.

The site and where it is is in fact a crucial part of the pricing, if its steep, isolated, no roads to....well....powered? water?..get the picture?

And what standard are you looking for? budget, middle or exclusive?

Paving between buildings? roads you will need to put in?

300,000B if each means 4.8m for your project......even with all services in place and easy access i think you will struggle.

[Bolsta]

"What is your buget. : up to 300000B"

Is this per bungalow, then 300000/40 = 7500 per s/m doable.

If its for all 12 then, 300000/12 = 25000 per bungalow. 25000/34 = 735 baht per s/m, impossible.

Yes 300000B is my budget per bungalow.

[Bolsta]

Sounds like your a complete novice to the world of business, with next to no information and specifications your going to have a hard time even for a professional to advise you on costs.

The site and where it is is in fact a crucial part of the pricing, if its steep, isolated, no roads to....well....powered? water?..get the picture?

And what standard are you looking for? budget, middle or exclusive?

Paving between buildings? roads you will need to put in?

300,000B if each means 4.8m for your project......even with all services in place and easy access i think you will struggle.

A novice I may be but you have to start somewhere right? hence asking for advice from people like yourself and appreciate all constructive advice that is given.

As I said earlier I haven't bought land yet, I am trying to get ideas of building costs together to raise funds from investors.

The style I'm looking to achieve is to start with 12 middle of the road bungalows and then to build more exclusive bungalows as the business grows.Once I have some basic costs I can start looking at land and taylor my project to suit.

Cheers for the feed back.

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[rgs2001uk]

^^^^^^^,

would sure love to see your business plan, you do have one dont you?

Lets assume, 12 bungalows at 500 baht per night at 50% occupancy.

That gives (12 x 500 x 365) /2 = 1,095,000 income per year.

Total build cost 12 x 300,000 = 3,600,000.

3,600,000 / 1,095,000 = just over 3 years to break even.

We havent deducted costs for water and electricity, cost of maintenance personnel, office staff etc etc.

Lest assume its safe to say you are a farang, so you will be leasing land, how much will that cost you per month?

Deductions expenses and outgoing every month, your expected return time period just keeps increasing, probably lucky if you break even in 5 years, and you are looking for investors, sorry you wont mind if I pass on this.

Too be honest this doesnt pass the logic test, smacks more of some gullible newbie who has met some girl and is desperate to stay here.

[Bolsta]

^^^^^^^,

would sure love to see your business plan, you do have one dont you?

Lets assume, 12 bungalows at 500 baht per night at 50% occupancy.

That gives (12 x 500 x 365) /2 = 1,095,000 income per year.

Total build cost 12 x 300,000 = 3,600,000.

3,600,000 / 1,095,000 = just over 3 years to break even.

We havent deducted costs for water and electricity, cost of maintenance personnel, office staff etc etc.

Lest assume its safe to say you are a farang, so you will be leasing land, how much will that cost you per month?

Deductions expenses and outgoing every month, your expected return time period just keeps increasing, probably lucky if you break even in 5 years, and you are looking for investors, sorry you wont mind if I pass on this.

Too be honest this doesnt pass the logic test, smacks more of some gullible newbie who has met some girl and is desperate to stay here.

Thanks again for feedback.

Yes I have a business plan being worked on hence needing costings, Staffing, mortgage I have figures for it's mainly getting ideas of building costs.I hear so many different variations on price so I thought I'd post on here to get a better Idea from people who have built in Thailand.

As for being a Farang, yes, newbie, not really, I visit the LOS every year, but live in Aus, with Aus wife and daughter. We want to set up a resort in Thailand with a few investyors.

At this stage it's all a numbers game to see if it's first going to be feasible.

Once agian thanks for the feed back.

[cardholder]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

[Bolsta]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

not trying to be rude in any way because I appreciate any feed back I get, but why would you be convinced? I haven't provided any business plan, p & l statement, feasibility study, swot analysis etc... Nor have I proposed any offer. All I have posted is a question on building costs to get an idea weather my budget per bungalow is realistic or not.

Thanks for your feed back though.

[Beardog]

Times are tough & you would be doing great at 50% occupancy. not meaning to be a buzzkill but 9 out of 10 businesses fail within the first 6 months to a year. I watch all the fools thinking they are going to make a killing in Bang Saray, either in guest houses or for sale. Nothing is moving & people are strapped for cash since the 2008 fall of world economies. To have a successful rental now you need to have something that makes you stand out from the pack.Out of 6 real successful businesses in the U.S. I tried a business & lost a small amount & got out quickly. Very very few people are successful in LoS. If I were you I would take it real slow. Maybe just build 1 & see how it goes before sticking your neck out. I am sure these are the same concerns that others have posted.And with real estate you will be sitting on it a long long time & possibly be forced into a fire sale situation. I myself would rather build or buy rentals in the U.S. or anywhere West where I think I could make it. Here is sooooooo tough!

Good luck which ever way you go.Even at 300,000 a bungalow you will be looking at 350,000 + each unit and will have a lot of maintenance to do later.If you are the luckiest guy in the world you won't have to redo the sloppy plumbing, electrical concrete rendering, Tiling & cheap ass fixtures(IO am talking about fans that go for 35000 baht & up will rust) & I don't even want to get into Thai's welding abilities. Nothing is like Australia here so you will be surprised at the poor quality & craftsmanship---but you get what you pay for 300-500 baht a person is not enough incitement to get the crews to do a good job .

[samsiam]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

Who gives a toss if you are not impressed ??

I love the guys that come along and throw a few figures about to try to prove their expertise.

OP...I built a bungalow with loft out of stone, wood and thatched roof, very nice build and 75sqm in total with outdoor bathroom etc....for circa 400k.....this was not on an island and with easy access.....your cost increases somewhat when its an island and such.....just labour alone can double in cost.

[cardholder]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

Who gives a toss if you are not impressed ??

I love the guys that come along and throw a few figures about to try to prove their expertise.

OP...I built a bungalow with loft out of stone, wood and thatched roof, very nice build and 75sqm in total with outdoor bathroom etc....for circa 400k.....this was not on an island and with easy access.....your cost increases somewhat when its an island and such.....just labour alone can double in cost.

I give a toss - and so would any intended investor who (unless he was Stevie Wonder) could see that the Op hasn't got a clue how to put a business plan together.

I don't accept coming onto to an internet forum like Thai Visa is the best way to start to research building costs. This is a business proposition that requires external funding - it is not you, or me, putting up a 70 sqm bungalow for own use in the sticks.

[samsiam]

You're right.....coolthaihouse is a much better option for that info.

But you are not an investor right....so none of your business really if you do not know how much a bungalow might cost......oh and business plans are for anal retentive suits......coming from someone that has had a few businesses...and not one business plan....as such.

[cardholder]

You're right.....coolthaihouse is a much better option for that info.

But you are not an investor right....so none of your business really if you do not know how much a bungalow might cost......oh and business plans are for anal retentive suits......coming from someone that has had a few businesses...and not one business plan....as such.

[Bolsta]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

Who gives a toss if you are not impressed ??

I love the guys that come along and throw a few figures about to try to prove their expertise.

OP...I built a bungalow with loft out of stone, wood and thatched roof, very nice build and 75sqm in total with outdoor bathroom etc....for circa 400k.....this was not on an island and with easy access.....your cost increases somewhat when its an island and such.....just labour alone can double in cost.

I give a toss - and so would any intended investor who (unless he was Stevie Wonder) could see that the Op hasn't got a clue how to put a business plan together.

I don't accept coming onto to an internet forum like Thai Visa is the best way to start to research building costs. This is a business proposition that requires external funding - it is not you, or me, putting up a 70 sqm bungalow for own use in the sticks.

i'm not quite sure why you'd think i wouldn't know how to pu a business plan together simply by asking for rough building cost??

[Bolsta]

As a potential investor I would take some convincing - and I am not nearly convinced by what I have read so far.

Who gives a toss if you are not impressed ??

I love the guys that come along and throw a few figures about to try to prove their expertise.

OP...I built a bungalow with loft out of stone, wood and thatched roof, very nice build and 75sqm in total with outdoor bathroom etc....for circa 400k.....this was not on an island and with easy access.....your cost increases somewhat when its an island and such.....just labour alone can double in cost.

thanks mate and congrats on your home, sounds really nice.

[Bolsta]

Times are tough & you would be doing great at 50% occupancy. not meaning to be a buzzkill but 9 out of 10 businesses fail within the first 6 months to a year. I watch all the fools thinking they are going to make a killing in Bang Saray, either in guest houses or for sale. Nothing is moving & people are strapped for cash since the 2008 fall of world economies. To have a successful rental now you need to have something that makes you stand out from the pack.Out of 6 real successful businesses in the U.S. I tried a business & lost a small amount & got out quickly. Very very few people are successful in LoS. If I were you I would take it real slow. Maybe just build 1 & see how it goes before sticking your neck out. I am sure these are the same concerns that others have posted.And with real estate you will be sitting on it a long long time & possibly be forced into a fire sale situation. I myself would rather build or buy rentals in the U.S. or anywhere West where I think I could make it. Here is sooooooo tough!

Good luck which ever way you go.Even at 300,000 a bungalow you will be looking at 350,000 + each unit and will have a lot of maintenance to do later.If you are the luckiest guy in the world you won't have to redo the sloppy plumbing, electrical concrete rendering, Tiling & cheap ass fixtures(IO am talking about fans that go for 35000 baht & up will rust) & I don't even want to get into Thai's welding abilities. Nothing is like Australia here so you will be surprised at the poor quality & craftsmanship---but you get what you pay for 300-500 baht a person is not enough incitement to get the crews to do a good job .

thanks for the sound advice, i am defiantly taking it all on board.

[bbradsby]

Welcome to TV!

Oh, and don't ever let any naysayers get in the way of your passion - and no, this is not directed specifically at any poster here. Listen to their useful info, as its always good to get alternative viewpoints, things to watch out for, etc., but its your life - Go For It.

Case in point of success via go-fer-it attitude, business intuition, hard work, passion and no business plan: http://www.sfgate.com/cgi-bin/article.cgi?f=/c/a/2012/03/05/MN1Q1ND2T4.DTL hilarious, and a good lesson to all the old dogs who always reach for the playbook... that somebody else wrote.

[klikster]

Case in point of success via go-fer-it attitude, business intuition, hard work, passion and no business plan: http://www.sfgate.co.../MN1Q1ND2T4.DTL hilarious, and a good lesson to all the old dogs who always reach for the playbook... that somebody else wrote.

A great read! Thanks.

'What's a MOMA?'

[Bolsta]

Welcome to TV!

Oh, and don't ever let any naysayers get in the way of your passion - and no, this is not directed specifically at any poster here. Listen to their useful info, as its always good to get alternative viewpoints, things to watch out for, etc., but its your life - Go For It.

Case in point of success via go-fer-it attitude, business intuition, hard work, passion and no business plan: http://www.sfgate.co.../MN1Q1ND2T4.DTL hilarious, and a good lesson to all the old dogs who always reach for the playbook... that somebody else wrote.

Thanks Mate, I have defiantly taken ALL comments, feed back and advice seriously.

[jinjinswing]

From what ive seen quoted around here and other sites 300,000 for 50 sq m mid range you would struggle, what you need to understand and im in the building industry in AU is the location of the project, if isolated and or poor access getting labor and materials to site will push you costs up up and away, this apply anywhere in the world.

Of course you will need to supply power and water even before the first worker turns up.

[ste860]

ive just built a guest house in the north for 100,thousand baht ,the shell cost 60.000 but i sorced everything to the last screw and the only real exspense was the electrics ,the down lights alone cost 8,000 and 3500 for the electrician but he has done a great job ,but i also work in the building game for 30 years you will have to be hands on to make sure its built to a decent standard . or else you will be pulling thing down and thats a headache

[Kwasaki]

ive just built a guest house in the north for 100,thousand baht ,the shell cost 60.000 but i sorced everything to the last screw and the only real exspense was the electrics ,the down lights alone cost 8,000 and 3500 for the electrician but he has done a great job ,but i also work in the building game for 30 years you will have to be hands on to make sure its built to a decent standard . or else you will be pulling thing down and thats a headache

Well done, I take it that land was already available with electric/water and no access requirements were needed.

It would be useful to give sizes of the build and a rough plan of foundation, wall material, roof material, and for how many people, which may help others.

Edited March 19, 2012 by Kwasaki

[ste860]

hi kwasaki

yes we already owned the land we paid 210,000 for it with a bungulow already on it, but it needs restoring , but quite big 3 b/r

i have no intentions of living there (village nearest 7/11 30 minutes away) but enjoy a break away from work there 5-6 day a time ,so wanted something to a western standard ( no sqatter etc) with under cover car park

its about 60 square metres floor area ,foundation is a slab 200 cm with steel reinforcing ,we placed concrete columns first to size i needed

roof is steel which i designed and to cut costs used the chang roof sheets

walls are cinder blocks rendered , looks fine and low maintenance

windows and doors all white steel with dark reflective tint fitted while i was away but very good rough cost 16.000 baht

electrics bought in hua hin so i could source exactly what i wanted ,had a good spark who would not just throw cables in he put everything in conduit and armoured the cables to down lights ,earthed everything and placd a new pole outside for replace meter etc charged me 3500baht

tiles for the floor i got lucky a custumer here had ordered too mant so she gave them to me good quality imported

toilet and sink 500 baht from another customer with marble top and insert sink (she was modifiying her house too )

i admit i was in no hurry so just waited until i could get thing sorced at the right price

i also got all furniture freezer, w/robes , tv , table and chairs and a bed king size at the right price from other customers who bought things and they did not fit or wrong colour for their condos

it pays to have time never rush buys and shop around ,it was funny ive had all the village round im pretty sure they have never seen a farang house style in side

my wifes family did all the work with me supervising and her translating (caused some problems but we have a buisiness with property maintenance so she gets the idea i was after)