Approx how much to build a house like this in rural Korat

[MrRed]

The house you pictured will cost 400 - 460k ..... this is for a standard rendered block, minimal fittings, zincalume roof, tile floor.

48sq mtrs.approx. on conc slab.

Correct Steven although the roof could possibly also be done to a tile spec at a push within 500k but the nail on the head is the words standard and minimal in nearly all other aspects of the house,at the end of the day it is a low priced Thai house (designed for Thais) dependant on the OP'S finishing specifacation is where it is at .....as in my experience the price is for the build and not fancy stuff added later to make the house a home!

Already stated it is not the main home anyway so that budget should suffice especially as a short stay gaff in the village.

Good luck with your plans would like to see the end result as it is what a lot of people who dont want to spend millions of baht are interested in

[TSF]

Just quickly:

put a radiant barrier under the roof, it's a layer of heavy duty aluminium foil that sits one or two inches under the roof tiles, it prevents the heat (from sunlight) that gets stored in the roof tiles from radiating down on to your ceiling and in turn making the living space into an oven - it's a cheap and very effective solution. If you do that AND have good ventilation in the roof void (a large gable vent plus perforated eves/soffit boards), you can survive without aircon.

Survive/exist without air-con would be exactly that in a building like this, when its 40c outside and there is no wind, as it is much of the year! what little wind there is, is stopped by the insect screens it's going to be like an oven!

Having windows open when its hotter outside than it is inside is a huge fallacy IMHO, people kid themselves that it is cooler - its not! Took me 30 years to come to this conclusion!!

I'll definitely have ac in the upstairs bedroom. Thanks to Sheryl for pointing out about electrics, so I'll probably get the ac installed when the house is being built not after. Also thanks to everyone pointing out about insulation and roofing materials. I'm taking all this info onboard.

[kannot]

My Advice would be to forget two floors build direct onto the ground, I built this for about 200k myself only had a builder lay the floor as you need a lot of people to lay concrete fast, everything else I did alone, fibre roof tiles , single block wall, its not hard to do in fact Thai construction is very simple.

its 48m2 it has no windows except glass blocks and the front door and air bricks with screens outside to stop insects.

Edited March 27, 2016 by kannot

[TSF]

@kannot: many thanks for your reply and photos, it looks lovely, the interior shots are very nice, you did a great job. Unfortunately I couldn't do any building myself. I have no background or experience in building or home maintenance. Plus I'm now in my late 60s so I definitely won't be attempting any building myself. I'd only make a mess of it and probably make a mess of myself while I was at it...lol

I have actually been contacted by a builder who has given a reasonable quote to do this job. I'll be meeting him later this week and we'll discuss everything in detail. After which I'll get back to everyone with some specific questions. Up to now it's all been very general, but a definite detailed plan should be taking shape very soon.

[Nickymaster]

Many thanks tonray, looking at that 1st photo I'm certainly interested. Please PM the builders email to me.

I sent him a line message and when he replies with his current business email I will PM you. good luck !

If possible, please also forward contact details from this builder to me. Thanks

[Lee4Life]

If you pay over 300k, you are being ripped off.

Thank you inzman, that's exactly the sort of figure I had in mind and I'd hope to have a house like this built for approx that figure.

I don't know about other areas, but here in NongKhai that would be a fairly accurate estimate. Our neighbor just had a nice little house about that size built for around that amount. Just as the others have said, it does depend on the materials used.

[mushroomdave]

You may want to take a look at this one.....40 sq m.....2 bedroom/1 bath.....smaller like you want and 300,000!!! Go to their homepage for more options.

http://thehillside-design.com/?p=591

[tigermoth]

I've been thinking for a while, that with all the garbage around her parents house and other relos houses, timber etc

I could knock one up, that size, that style, for less than 100,000.

Id just need concreters for the foundation, plumbers for sewage, Do the rest myself

Screwed if I'm ever using a thai sparky/tiler/painter again. Have to redo the work usually anyway.

But seriously, a house like that, assuming you were prepared to do most of the work yourself, 100,000 would be possible

You're nuts. You would be lucky to get the floor slabs for that. I know having built similar houses in various areas of the country.

[tigermoth]

Most of the above estimates are OK. I would personally keep a budget of 400,000 baht in the cupboard. If you want a good western style kitchen that alone will cost about 200,000 plus. Dont forget good roof inulation. It is very helpful to have a good trustworthy Thai friend helping you for several reasons. Getting it through the authorities, ensuring you are not getting ripped off for labour or materials, making sure you are getting good standard materials, this applies whether you purchase them youself or the builder does.

[SpokaneAl]

I've been thinking for a while, that with all the garbage around her parents house and other relos houses, timber etc

I could knock one up, that size, that style, for less than 100,000.

Id just need concreters for the foundation, plumbers for sewage, Do the rest myself

Screwed if I'm ever using a thai sparky/tiler/painter again. Have to redo the work usually anyway.

But seriously, a house like that, assuming you were prepared to do most of the work yourself, 100,000 would be possible

You're nuts. You would be lucky to get the floor slabs for that. I know having built similar houses in various areas of the country.

He has already told us that he is unwilling/unable to do any of the work himself.

IMO, with labor so cheap here, I am unwilling to do much of anything myself. It is just easier and more pleasant for me, and it helps others make a living.

[tigermoth]

You may want to take a look at this one.....40 sq m.....2 bedroom/1 bath.....smaller like you want and 300,000!!! Go to their homepage for more options.

http://thehillside-design.com/?p=591

Wardrobes? storage?

[ozyjon]

What a bunch of tossers here, stop smoking the funny stuff

and get back to reality, sure anyone can build a house cheap,

i know because the cows live in them, your house will end up

with a budget of 1 million and you know what the most expensive

items will be,, its the glass,, so to save money,, don't have windows.

[mushroomdave]

You may want to take a look at this one.....40 sq m.....2 bedroom/1 bath.....smaller like you want and 300,000!!! Go to their homepage for more options.

http://thehillside-design.com/?p=591

Wardrobes? storage?

OP asked for ideas of something smaller / cheaper / just the house & washroom / other things added later he stated......and that's what I replied with thanks.

Edited March 28, 2016 by mushroomdave

[TSF]

You may want to take a look at this one.....40 sq m.....2 bedroom/1 bath.....smaller like you want and 300,000!!! Go to their homepage for more options.

http://thehillside-design.com/?p=591

Many thanks Dave. That little house looks nice too. I've have a closer look through their site.

[GOLDBUGGY]

Many thanks tonray, looking at that 1st photo I'm certainly interested. Please PM the builders email to me.

I think I would look into getting a big air-conditioner for a house like that. When the old sun beats down on that Tin Box she is going to get pretty toasty in there for sure. This won't keep the cool in very well either. So either a big air-conditioner or heavy insulation.

[TSF]

I've been thinking for a while, that with all the garbage around her parents house and other relos houses, timber etc

I could knock one up, that size, that style, for less than 100,000.

Id just need concreters for the foundation, plumbers for sewage, Do the rest myself

Screwed if I'm ever using a thai sparky/tiler/painter again. Have to redo the work usually anyway.

But seriously, a house like that, assuming you were prepared to do most of the work yourself, 100,000 would be possible

You're nuts. You would be lucky to get the floor slabs for that. I know having built similar houses in various areas of the country.

He has already told us that he is unwilling/unable to do any of the work himself.

IMO, with labor so cheap here, I am unwilling to do much of anything myself. It is just easier and more pleasant for me, and it helps others make a living.

Well I'm 68, I have lower back issues that keep me from doing any lifting or strenuous activities, I recently found out I have a small inguinal hernia, which doesn't require surgery at the moment provided I do not do any heavy lifting and worsen the condition. And as I have already pointed out I know next to zero about building & home maintenance. So attempting to build a house myself would be ridiculous. I'd waste all my money making mistakes, I'd bugger everything up, and I'd probably end up in Korat hospital...lol....A wise man knows himself and his limitations and acknowledges the fact.

[tonray]

Many thanks tonray, looking at that 1st photo I'm certainly interested. Please PM the builders email to me.

I think I would look into getting a big air-conditioner for a house like that. When the old sun beats down on that Tin Box she is going to get pretty toasty in there for sure. This won't keep the cool in very well either. So either a big air-conditioner or heavy insulation.

Containers are insulated best either with spray foam insulation or panels. Once that is done, they perform much like conventional construction. Proper ventilation, ridge vents and roof insulating barriers (as already mentioned) will mitigate. Stone block construction actually does act as an insulator BUT also retains stored heat much like coals in an oven so there are pros and cons to both methods.

Edited March 28, 2016 by tonray

[TSF]

Many thanks tonray, looking at that 1st photo I'm certainly interested. Please PM the builders email to me.

I think I would look into getting a big air-conditioner for a house like that. When the old sun beats down on that Tin Box she is going to get pretty toasty in there for sure. This won't keep the cool in very well either. So either a big air-conditioner or heavy insulation.

Yeah agree. I only had a brief interest in those container houses and that interest passed very quickly. I got the builder's email (and thanks again to tonray for that) but I didn't contact the guy and have now totally dropped the idea.

[Canuk23]

I know of a Thai builder who uses shipping containers are the basic core shell and then finishes them out. If you want his email let me know.

Here is a sample:

S__14868512.jpg

S__14868505.jpg

S__14868506.jpg

S__14868507.jpg

I am not exactly sure of costs, but I think they are likely price competitive due to the structure already being there. For a small 'second' home this might be a good option. I think you can link them together in various configurations to suit your needs/wants.

Disclaimer: I have no interest in this business or product. Just thought it was a great idea.

I am interested please PM me his email Thanks !!!

[TSF]

A very big thanks to everybody who has posted information for me. As I posted above I've already been in contact with a builder, an expat with a Thai wife who runs a building business. We have spoken on the phone and will meet in person later this week. His quote sounds good and is in the general ballpark that most of you have given. The builder assures me he will do a first-class job and use quality materials. The quote he gave is for a finished job. Top and bottom all cement/concrete, all floors tiles, bathroom tiles up half the wall, a water heater in bathroom, a tiled counter in kitchen, some shelves & cupboards, doors & windows. All finished and ready to move into. He said it would take approx 5 weeks to complete the job. I have now decided it would be best to have the AC installed into the upstairs bedroom at the time of construction not afterwards, so that will increase the cost slightly. I'll tell him this at the meeting.

So what are the most important points/questions I should have ready to discuss when we meet?

[almodeller]

Try looking at some bank repossessed properties

[tomyumchai]

I know of a Thai builder who uses shipping containers are the basic core shell and then finishes them out. If you want his email let me know.

Here is a sample:

S__14868512.jpg

S__14868505.jpg

S__14868506.jpg

S__14868507.jpg

I am not exactly sure of costs, but I think they are likely price competitive due to the structure already being there. For a small 'second' home this might be a good option. I think you can link them together in various configurations to suit your needs/wants.

Disclaimer: I have no interest in this business or product. Just thought it was a great idea.

im looking into that right now. id appreciate his details too, thanks.

[tonray]

I know of a Thai builder who uses shipping containers are the basic core shell and then finishes them out. If you want his email let me know.

Here is a sample:

S__14868512.jpg

S__14868505.jpg

S__14868506.jpg

S__14868507.jpg

I am not exactly sure of costs, but I think they are likely price competitive due to the structure already being there. For a small 'second' home this might be a good option. I think you can link them together in various configurations to suit your needs/wants.

Disclaimer: I have no interest in this business or product. Just thought it was a great idea.

im looking into that right now. id appreciate his details too, thanks.

I have had dozens of requests....I will post the email here and if the mods want to delete it they can do so. I cannot answer all messages individually ...sorry.

[email protected]

[kannot]

What a bunch of tossers here, stop smoking the funny stuff

and get back to reality, sure anyone can build a house cheap,

i know because the cows live in them, your house will end up

with a budget of 1 million and you know what the most expensive

items will be,, its the glass,, so to save money,, don't have windows.

total crap built two now first 500k second 200k first has upvc windows, double block walls , concrete tiled roof earthed electrics, hot water , one aircon, first 50m2 second 48m2 got no kids dont need Mc mansion

[kannot]

A very big thanks to everybody who has posted information for me. As I posted above I've already been in contact with a builder, an expat with a Thai wife who runs a building business. We have spoken on the phone and will meet in person later this week. His quote sounds good and is in the general ballpark that most of you have given. The builder assures me he will do a first-class job and use quality materials. The quote he gave is for a finished job. Top and bottom all cement/concrete, all floors tiles, bathroom tiles up half the wall, a water heater in bathroom, a tiled counter in kitchen, some shelves & cupboards, doors & windows. All finished and ready to move into. He said it would take approx 5 weeks to complete the job. I have now decided it would be best to have the AC installed into the upstairs bedroom at the time of construction not afterwards, so that will increase the cost slightly. I'll tell him this at the meeting.

So what are the most important points/questions I should have ready to discuss when we meet?

Dont trust a single word the builder says,.,trust me on this, BE ON SITE ALL DAY EVERYDAY.

[steven100]

5 weeks to complete .... I doubt that is possible .... anyway, as mentioned , be there everyday if you can ....

[schondie]

The plans are plan-2 from here http://www.dpt.go.th/download/PW/house_model/framehome.html also here http://crossy.co.uk/Thai_House_Plans/index.html for easier download.

The government page has build costs behind this link "สรุปราคาก่อสร้างโดยสังเขป / บัญชีแสดงประมาณงานและวัสดุก่อสร้าง", they date back to the Thaksin era and are well out of date. Estimate for No 2 is 300k.

Thanks for link Crossy. The wife is itching to build her own house early next year so we're collecting as many design ideas as possible. When we spot a nice house with nice design features we ask the owners if we can take a few photos and nearly always we end up being given a look around and copies of the plans.

[neutrinou]

I am finishing building a house (I don't do it myself) 40 km from Korat.

The house is about 60 sq m.

It took 3 months.

I paid 560 000 bahts with no AC but including a nice shelter for the car. I used 2 ranks of light beton for insulation, which is a bit more expensive, but I used corrugated tin for the roof (painted white, with insulation)

The price is not exactly the same if you build on pillars, or on a heap of soil

I would advise you to have a specialist for painting (or they do a very nasty work), for electricity (or they dont do ground and don't know 2 ways switches), for ceilings.

In fact yes, be there every day, especially when you come to finitions.

[khunPer]

If you pay over 300k, you are being ripped off.

Thank you inzman, that's exactly the sort of figure I had in mind and I'd hope to have a house like this built for approx that figure.

I would have said around 500,000 baht, but maybe I think too high of labor costs. It also depends of roof and finishing materials, that easily can add a couple of hundred thousands on the budget.

To be in the safe end, I will suggest you to count with 500k, and be happy when you spend less...

[Songlaw]

If you pay over 300k, you are being ripped off.

Thank you inzman, that's exactly the sort of figure I had in mind and I'd hope to have a house like this built for approx that figure.

I support this, as an accurate "ballpark" figure. Securing the land, and thus procuring peace of mind could be a bit of a challenge though. A suggestion would be to ensure that it is designed in such a way as to be (relatively) easily disassembled and transported elsewhere, just in case. That alone can mitigate a bit of the underlying, often subconscious, anxiety. Best of luck with the project.