Building a new house - Cost advice

Information on building a house, buying poperty and land, and all other general contruction topics...
Boot
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Building a new house - Cost advice

Post by Boot » January 5, 2018, 2:16 pm

Hi all,
I am thinking about buying some land next to the wife's parents. I was wondering if anyone has any idea how much it would cost to build a house about 200 sq meters. 2 bedrooms, 2 bathrooms kitchen etc. the wife says she has some family members who can build it, and we just have to buy the materials. I will go around some builders yards to price things, but I was hoping someone can give me a heads up on approximate costs.

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lassebasse
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Re: Building a new house - Cost advice

Post by lassebasse » January 6, 2018, 10:34 am

200 sqm and only 2 bedrooms? You must be calculating with some very big rooms. Our house has 3 bedrooms and is 125 sqm and I do not consider any rooms as small.

A few years back the price of 10.000 THB per sqm used to be quoted, this is for the total building area incl. what is outside the proper house. What your price will be will greatly depend on what standard you like to have for your kitchen, bathroom, windows and doors, aircons etc.

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FrazeeDK
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Re: Building a new house - Cost advice

Post by FrazeeDK » January 6, 2018, 11:29 am

I'd say draft up some simple floor plan layouts and visit a few of the building companies and get a rough estimate.. Yes, "family members" can build the place and perhaps do an OK job. But, if you're there observing it, be prepared to have occasional anger attacks as you see the place constructed "their way." There are a number of strings on the forum concerning house builds, from on the cheap to fairly palatial places. Scrolling through them will give you an idea of some of the challenges you'll face...
Dave

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vincemunday
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Re: Building a new house - Cost advice

Post by vincemunday » January 6, 2018, 1:21 pm

I'm just building a place now, I'm buying all my own materials but here's some prices for construction, it may help.

For EACH post to be put in place i.e. Hole dug foundations laid, post put in place, concreted in and roof put on = 1500 baht to 1700 baht, I used 5m posts on a 200mm steel reinforced pad and a 700mm concrete pour to hold them in place.

For EACH linear metre of beam 180 baht, I used 400mm x 200mm reinforced 10mm steel.

For EACH square metre of floor 100 baht if I used ready mix or 180 baht if they mix, I used a sand bed, damp proof course, 6mm rebar set on small legs and a 100mm road grade concrete pour.

For EACH square metre of blockwork 100 baht, I used the cheap 6 baht blocks, to be honest I'd upgrade these if I started again but they've done the job. This included rendering.

Lorry loads of dirt to raise land 300 baht each.

Tiling, ceilings and painting 100 baht per metre square. My builders are great but I'm there all the time keeping an eye on things, you need to be on top all the time.

Hope this is useful but feel free to ask questions if you want to via pm.
"I don't risk my life for the sake of my children, I risk it for the sake of everyone's children" Stephen Yaxley-Lennon aka Tommy Robison - Free speech activist 2017

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vincemunday
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Re: Building a new house - Cost advice

Post by vincemunday » January 6, 2018, 1:33 pm

Forgot to mention, to install 10 double plug sockets, 9 lights, 2 ceiling fans, 1 extractor, I socket for air con and another for water pump was 4000 baht.

Plumbing to shower, 2 sinks, toilet, bum wash, installation of town water meter and feed 2000 baht.

If I think of anything else....
"I don't risk my life for the sake of my children, I risk it for the sake of everyone's children" Stephen Yaxley-Lennon aka Tommy Robison - Free speech activist 2017

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Re: Building a new house - Cost advice

Post by Marcosteffano » January 6, 2018, 2:26 pm

30sqm per bedroom is a good size.same for lounge.im putting my ceilings in at 2.7 metres.dont forget you've got to cool these rooms.try to keep the outside colour as bright as possible to reflect light and have a good over hanging roof to shade the walls and windows.ive used most builders merchants to find my materials and look at any promotions on bathroom fittings and furniture.thai wasado,do home,home pro and even index have the odd deal.dont buy digital air cons as they don't seem to be up to the power dips and surges.im paying my workers between 350-500baht a day.the foreman being 500baht as he has been worth it.to get over the language gap I google most ideas and plans and this saves a lot of head aches.as for building next to the in laws I don't recommend that but it's up to you.how much,where and what size is the plot.i messed up buying land to build near mamas.should of said.chop 30 of mamas rubber trees down and I'll rent it for what she loses in rubber each year.maybe 10,000b a year and she won't have to work the trees anymore.instead I bought next door for 600,000 and only needed half the size but it was one plot.do some research on furniture and fittings because they aren't cheap out here.when buying things always check the box and deffo keep the receipts and test it.oh and don't build a 2 storey house,it takes a lot longer.hope this helps and good luck.remember light outside walls and plenty of shaded areas.
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Re: Building a new house - Cost advice

Post by Marcosteffano » January 6, 2018, 2:36 pm

Forgot to mention.only buy nor sor 3 gor or chanote titled land.make sure the lands is marked out by the seller and the land office confirms this.dont hand 1 baht over until the whole deal is done.then stick some concrete posts in to mark the boundary because land can move over night.

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AlexO
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Re: Building a new house - Cost advice

Post by AlexO » January 6, 2018, 2:53 pm

We finished ours just over 18 months ago. Not including land fill/build up costs but from foundation to finish worked out at 14000 Bht/M 2 for a 150m2 3 bedroom 2 bathroom house. This is to a standard I would be happy with in the UK ie good quality insulated walls, good quality roof and insulation, pretty good plumbing and electrical installations and generally fairly good standard of finishes (never going to get 100% satisfaction). Hope this helps.

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Re: Building a new house - Cost advice

Post by Jai » January 6, 2018, 3:55 pm

AlexO....thank you for info....what did you insulate your walls with..?

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Re: Building a new house - Cost advice

Post by Bonanza » January 6, 2018, 4:59 pm

Thanks you guys. We're planning a new bungalow and this info is very useful :D as 'quotes' that we have received vary by as much as 100% :shock: We had originally hoped to start last November, but will probably not now begin until Sept/Oct this year.

We would welcome PM details of any builder who has done a good job :D

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Re: Building a new house - Cost advice

Post by AlexO » January 6, 2018, 7:36 pm

Hi Jai
We used 100mm aerated concrete blocks on all external walls and 75mm on all internal walls. Normal sand/cement render finish on all. Virtually no temperature rise even with direct sunshine on the walls. Seriously worth the wee bit extra cost for materials.

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Re: Building a new house - Cost advice

Post by Boot » January 7, 2018, 2:35 pm

Thanks for the advice and information guys. It's given me a lot to think about. I'm just trying to get a ball park figure before going ahead with anything.
The problem I am having at the moment is trying to get a proper valuation of the land, the wife tells me that it's a good price, but I just want to be sure. I explained to her that I wouldn't dream of buying land in the UK without a professional valuation and it should be the same here. She was a bit peeved, but she's taking me to see a local lawyer who apparently specialises in land transfers.
When I asked who the land belonged to now, she said it's her mother's land, but because it's for us, she will sell it at a cheap price.
Thanks again for the info.

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Re: Building a new house - Cost advice

Post by pf-flyer » January 8, 2018, 6:49 am

FrazeeDK wrote:
January 6, 2018, 11:29 am
I'd say draft up some simple floor plan layouts and visit a few of the building companies and get a rough estimate.. Yes, "family members" can build the place and perhaps do an OK job. But, if you're there observing it, be prepared to have occasional anger attacks as you see the place constructed "their way." There are a number of strings on the forum concerning house builds, from on the cheap to fairly palatial places. Scrolling through them will give you an idea of some of the challenges you'll face...
My wife and I finished our build several years ago. I cannot empathize strong enough for you to be truly honest with yourself about building in close proximity to family members. The first thing we did was to have an architect draw up the building plans with the dimensions that you have in mind. You will be referring to it a lot during the construction phase to keep everybody on the same page. We hired a contractor and several family members to build the house and we bought the materials after we looked at several homes that he had built and talked to the owners about their experiences during the build. There are a lot of sad stories in our area where the contractor was contracted to buy the materials and to build the house and the house was never finished and the money is all gone. You need to be on the building site as much as possible and keep any eye on everything that is going on and to ensure the work is done the way that you want it to be done.
“Don’t let yesterday take up too much of today.” — Will Rogers

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AlexO
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Re: Building a new house - Cost advice

Post by AlexO » January 8, 2018, 10:31 am

Boot
Just be careful with what Thai's call cheap price. Unless your wife is an only child then all her siblings will be sharing in the money you pay for the land and they probably want maximum selling price. Price all depends on where and what utilities are available. Our land (3.75 Rai) sits about 120m back from the main road through the village at the end of a designated public road (presently track) cost me 800K Baht. Other expat at same time bought a 15x10m plot in the village. Cost him 300K Baht

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Re: Building a new house - Cost advice

Post by Drunk Monkey » January 8, 2018, 10:43 am

Boot wrote:
January 7, 2018, 2:35 pm
Thanks for the advice and information guys. It's given me a lot to think about. I'm just trying to get a ball park figure before going ahead with anything.
The problem I am having at the moment is trying to get a proper valuation of the land, the wife tells me that it's a good price, but I just want to be sure. I explained to her that I wouldn't dream of buying land in the UK without a professional valuation and it should be the same here. She was a bit peeved, but she's taking me to see a local lawyer who apparently specialises in land transfers.
When I asked who the land belonged to now, she said it's her mother's land, but because it's for us, she will sell it at a cheap price.
Thanks again for the info.
Good luck with the build idea Boot hope it all works out ..suppose this means your SUFC membership has been put on hold :lol:

On a serious note make sure you check all the land papers / chanote etc out ie who actually owns the land also you mention the missus family can built the house ..red flag !! ... are they builders ? you need more info on this as well ..

BTW Dont suppose the BROTHER needs a pick up truck to help with the build ???

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