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  1. #1
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    Self Build Tha Luang, Lopburi

    Hi all, I've purchased some land in Tha Luang and want a rough idea of what the cost per m2 will be for a 3 bed 2 bath bungalow.
    The house area (foundations) will be 18m x 16m and that includes a 1 meter overhang for the roof
    What i'm after is just a price only for the Foundations, external/internal finished block walls and a steel truss tiled roof, No windows, doors, bathroom fittings, floor finishes etc etc. Basically just a shell.
    I thought long and hard about a turn key project, but i simply just do not have the time to be here to supervise it, and do not trust anyone to do that for me, i've heard some horror stories!
    I intend to do all the work with some local help supervised by myself at all times when i'm not working overseas.
    i 'm not in any great hurry to complete the project 3-5 years will fit in fine with my retirement plans here
    I would love to here from anyone who has done something similar
    Any advise/help would be great

    Thanks in advance
    Dave

  2. #2
    M.A.D
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    If you are not going to be around make sure you have a way to lock up your materials while at work.

  3. #3
    Thailand Expat superman's Avatar
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    "No Doors". The frames need to be fitted at the same as brickwork, in my opinion. Please don't use the plastic doors/frames on your toilets.

  4. #4
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    Around 4,000baht to 7,000baht per square meter mainly dependent on roof.

  5. #5
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    Quote Originally Posted by dspenc
    Basically just a shell.
    3000 - 5000 baht per m2.

  6. #6
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    Quote Originally Posted by superman View Post
    "No Doors". The frames need to be fitted at the same as brickwork, in my opinion. Please don't use the plastic doors/frames on your toilets.
    Hi Superman, Is it only your opinion, or is that how they do it here?
    In my experience fitting internal/external doors and frames it is done as and when required at a later date, and usually not by the same guy who built the walls!

    No plastic frames nor doors will be fitted!
    The doors and frames i have in mind are solid mahogany.

  7. #7
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    Quote Originally Posted by dspenc
    Hi Superman, Is it only your opinion, or is that how they do it here?
    Door frames are put in as the walls go up in Thailand, you aint in Kansas now Dorothy.

  8. #8
    lob
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    well u'r obviously in need of serious advise.. one u cant do the work yourself. two if you start now with a 5 year plan, you'll be very lucky if u have anything to look at when your 5 years run out. for 216000 bt, u can do all u need to move in minus furnishings. tiles paint lecy, poss two ensuit bath. all in a couple of months. forget the oh i'd like to do that, it aint a game dorithy, stop dreaming and wait till you're ready tp move in. if you wait 5 yrs, well ,the price will have moved. having said that it aint moved a lot in the last 8yrs.... dream on its free. you will be robbed out, yes yes her family will be there , ye they're fuckers that will benifit. look forward to a conclusion on this one.

  9. #9
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    Quote Originally Posted by dspenc
    I intend to do all the work with some local help supervised by myself at all times
    Quote Originally Posted by dspenc
    In my experience fitting internal/external doors and frames it is done as and when required at a later date, and usually not by the same guy who built the walls!
    You may not be the best supervisor for this job as you seem to be lacking in actual knowledge of what will be done, there you will be telling them how it is done and they will have no fuking idea of what you are going on about which in the end will just fuk up the job completely.

  10. #10
    lob
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    shit major fuck up there. left an 0 off the price. just went for a pee and realized the mistake, sorry my bad.

  11. #11
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    Quote Originally Posted by lob View Post
    well u'r obviously in need of serious advise.. one u cant do the work yourself. two if you start now with a 5 year plan, you'll be very lucky if u have anything to look at when your 5 years run out. for 216000 bt, u can do all u need to move in minus furnishings. tiles paint lecy, poss two ensuit bath. all in a couple of months. forget the oh i'd like to do that, it aint a game dorithy, stop dreaming and wait till you're ready tp move in. if you wait 5 yrs, well ,the price will have moved. having said that it aint moved a lot in the last 8yrs.... dream on its free. you will be robbed out, yes yes her family will be there , ye they're fuckers that will benifit. look forward to a conclusion on this one.
    Hi Lop, thanks for your input
    I dont understand!
    I meant a rough price per m2 for a bare shell to be constructed by him not me, once complete i will do the remainder of the work myself
    you seem to contradict yourself a bit
    1st I can and WILL do the work myself, if help is required it will be sourced locally and supervised. I wanted a price for a builder to do the structural work (bare shell)
    Quote,'I will be very lucky to have anything to look at after 5 years' THEN 'for 2.16 million bt i can have everything i need to move in minus furnishings in a couple of months'!!!
    5 years or 2 months?????
    I simply wanted a rough price per square meter so i could calculate each stage of the build.
    No No her family will not be there, and i will not be robbed out!
    once a suitable builder has been found and a price agreed i will be there to supervise that stage every single hour he is there!
    I will retain about 15-20% of the agreed price until satisfied with the outcome of his work.
    Sounds like you have had 1 or 2 bad experiences in Thailand judging by your reply.
    care to share them?

  12. #12
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    Quote Originally Posted by dirtydog View Post
    Around 4,000baht to 7,000baht per square meter mainly dependent on roof.
    Thank you

  13. #13
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    Quote Originally Posted by Spin View Post
    Quote Originally Posted by dspenc
    Basically just a shell.
    3000 - 5000 baht per m2.
    Thank you

  14. #14
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    I bought a house already built and completely finished except for the kitchen and installation of water heaters and A/C etc. I figured these few simple things could not be any problem at all. I hired a crew to do all the gopher stuff and decided to act as foreman and general contractor myself. Nearly drove me fucking insane. Good help can be very difficult to find and almost impossible to communicate with in any intelligent or productive way. They all nod, smile and say khrap a lot, so you assume they have understood what you meant, and then you go to 7/11 for ten minutes and come back to find out they have completely fucked up whatever it was they were supposed to have done.....so you rip it apart and start again.

    That was two years ago. Over the last four days I've had a couple of guys build a good sized roof extension for me. Just basic steel fabrication with a bit of arc welding and laying formed sheet metal on top. It went quite well and at first glance only about 30% of it will have to be done over again......

    This is why I always keep a large stock of booze and a bottle of pain killers around..... I don't think I could ever survive a complete house building project in LOS...... It's not all bad. Most of my help were nice guys and lots of fun much of the time. It's just that they can't seem to do anything right. There were times when it was quite funny, and times when it was plain fucking dangerous. Good luck with yer project...
    I blame the Americans......and Thaksin.

  15. #15
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    Quote Originally Posted by dspenc
    Sounds like you have had 1 or 2 bad experiences in Thailand judging by your reply. care to share them?
    please, no

  16. #16
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    Quote Originally Posted by koman View Post
    I bought a house already built and completely finished except for the kitchen and installation of water heaters and A/C etc. I figured these few simple things could not be any problem at all. I hired a crew to do all the gopher stuff and decided to act as foreman and general contractor myself. Nearly drove me fucking insane. Good help can be very difficult to find and almost impossible to communicate with in any intelligent or productive way. They all nod, smile and say khrap a lot, so you assume they have understood what you meant, and then you go to 7/11 for ten minutes and come back to find out they have completely fucked up whatever it was they were supposed to have done.....so you rip it apart and start again.

    That was two years ago. Over the last four days I've had a couple of guys build a good sized roof extension for me. Just basic steel fabrication with a bit of arc welding and laying formed sheet metal on top. It went quite well and at first glance only about 30% of it will have to be done over again......

    This is why I always keep a large stock of booze and a bottle of pain killers around..... I don't think I could ever survive a complete house building project in LOS...... It's not all bad. Most of my help were nice guys and lots of fun much of the time. It's just that they can't seem to do anything right. There were times when it was quite funny, and times when it was plain fucking dangerous. Good luck with yer project...
    Thanks for that Koman,
    the whole reason i want to do the work myself is exactly because of your story and the thousand others i have heard before!
    I can not do the initial stage of the build (the shell) as i am not qualified nor experienced enough, and i know it is going to be a nightmare from start to finish, but it will get done eventually, and hopefully to the plans or thereabouts
    Eliminating any Thai from working on the project is a + for me as i know my own work will be done 'my way CORRECT'
    I dont have a Thai partner no more, she died last year so its just me and my son now, which makes it more difficult for me, but i get by!
    Thanks once again
    Dave

  17. #17
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    Doing it yourself is illegal. That's not to say you can't do it but if that's your plan, don't piss off the neighbours/workers when they're doing the main building work - keep everyone very happy because it will only take one phone call.

  18. #18
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    I had a very successful house built in Issan about 8 years ago.
    I designed it, built a model from cardboard to scale (with straight pins and even put beds and toilet inside.) the roof could lift off so you could see exactly everything (to scale) how I wanted it.
    That scale model took a few days to build but saved hours and hours of trying to explain (through translation between my wife and the builders. and I don't trust even my wife in this regard)
    Whenever there was a question, or, I saw them doing something wrong, we'd go back to the model and try to explain what I wanted.

    I still watched them all the time and helped where I could. I think they were a little impressed when I went right up on the roof with them and helped up there.

    I bought all the materials myself and brought them to the job or had them delivered as we needed them. This in itself is a full time job but, I figured it saved me a bundle.

    The people I hired were great and still my friends to this day. I jam with them at Songkran (music).

    The house is aprox 100 sq m. and ended up costing me less than 300,000 baht.
    Of course, this was 8-10 years ago when things were cheaper.
    I remember my labor costs were around 70,000 Baht

    The key of course, is finding the right people to build it for you. And that's a crap shoot I know. Ask around. Who's the best? You have time to wait for them. But, when they're available. I'd grab them.

  19. #19
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    I didn't find working with my Thai builder all that difficult. From piles to finished painting it got done. It was a growing up kind of thing for myself. I had standards and methods learned and exercised over 40 years of construction industry experience to overcome.

    The work got done to spec most of the times and when it was faulty I could explain to the builder and workers what was wrong and needed to be repaired or replaced.

    I didn't have to be the bad cop on the job. 6 months later a three bedroom, three bath two story house replaced an empty lot. Its not easy, but if you take a step back from your ego and stay calm, most of the work will get done eventually.

    Of course it always helps to buy good tools to replace sticks and stones for tools offered by the contractor. As well as few days of bonus for the workers in the form of extra baht for holidays or a case of beer and some whiskey for their Sunday feast. I found this to be a positive part of my effort. They responded in kind by doing lots of extras that the contractor boss was not aware of. Support your workers and they support you.

    I don't recommend you become an absentee builder owner, but then a certain amount of this is pure faith and for that I suppose you earn some respect. Good luck with your build.

  20. #20
    lob
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    Quote Originally Posted by DrAndy View Post
    Quote Originally Posted by dspenc
    Sounds like you have had 1 or 2 bad experiences in Thailand judging by your reply. care to share them?
    please, no

    put me on ignor then. lol

  21. #21
    lob
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    Quote Originally Posted by dspenc View Post
    Quote Originally Posted by lob View Post
    well u'r obviously in need of serious advise.. one u cant do the work yourself. two if you start now with a 5 year plan, you'll be very lucky if u have anything to look at when your 5 years run out. for 216000 bt, u can do all u need to move in minus furnishings. tiles paint lecy, poss two ensuit bath. all in a couple of months. forget the oh i'd like to do that, it aint a game dorithy, stop dreaming and wait till you're ready tp move in. if you wait 5 yrs, well ,the price will have moved. having said that it aint moved a lot in the last 8yrs.... dream on its free. you will be robbed out, yes yes her family will be there , ye they're fuckers that will benifit. look forward to a conclusion on this one.
    Hi Lop, thanks for your input
    I dont understand!
    I meant a rough price per m2 for a bare shell to be constructed by him not me, once complete i will do the remainder of the work myself
    you seem to contradict yourself a bit
    1st I can and WILL do the work myself, if help is required it will be sourced locally and supervised. I wanted a price for a builder to do the structural work (bare shell)
    Quote,'I will be very lucky to have anything to look at after 5 years' THEN 'for 2.16 million bt i can have everything i need to move in minus furnishings in a couple of months'!!!
    5 years or 2 months?????
    I simply wanted a rough price per square meter so i could calculate each stage of the build.
    No No her family will not be there, and i will not be robbed out!
    once a suitable builder has been found and a price agreed i will be there to supervise that stage every single hour he is there!
    I will retain about 15-20% of the agreed price until satisfied with the outcome of his work.
    Sounds like you have had 1 or 2 bad experiences in Thailand judging by your reply.
    care to share them?
    ive reread my answer and it makes sense to me. i should have typed it slowly so u could read it slowly.. whats to miss read. ive done quite a bit of building here, and never had a major prob, a few small probs, but u get that with cowboys in uk. well i dont. if u dont know what ur doing/talking about they may well take the urine. not sure, to no idea what u have in mind for yourself. where do u draw the line under what u want to do..

  22. #22
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    Sorry to hear of your wifes passing mate ,, I presume you have bought the land in your son's name ,, so should be good for your future's .

    To be honest mate I would hold fire a bit to nearer when your ready to retire here, I am sure the value of your / sons land will only go up , and then have a good sort out and find a decent builder to take it on when your around to keep an eye on things.

    All the best for your future
    I'm proud of my 38" waist , also proud I have never done drugs

  23. #23
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    Quote Originally Posted by dspenc
    the whole reason i want to do the work myself is exactly because of your story and the thousand others i have heard before!
    I'm not sure anyone can ever completely avoid them...

    Quote Originally Posted by dspenc
    I can not do the initial stage of the build (the shell)
    Buit this is the important part that needs doing well; this is the time to take care.

  24. #24
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    Quote Originally Posted by nigelandjan View Post
    Sorry to hear of your wifes passing mate
    Thanks Nigel, she was to be my wife, but we ran out of time!
    Thai Drunk driver......

  25. #25
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    ^ Sorry bout that mate , it was wrong of me to assume your partner was your spouse.

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