Very basic prices

**Mamasun** · 28-01-2011, 03:24 PM

It's a good idea (sometimes in my mind too)

But i don't know if i wiil be enought strong to do that way...need also for more important thing a team of concrete workers able to read a plan ! it's what i am the more afraid about ...don't want my house to collapse....brrr

after for electric , tiles , sanitary, ceiling , painting , I thinck I can look after them ! because in my last rented house i have let built 2 rooms more and i'd use to work with them every day..but it was a single level !

Here where i "buy" land , i see already 2 builders and they want 1800 B pro m2

I cannot go more than 5000 b m2 for everything , for what I ask for the % of basic material !

Ps : And I can wait to paint the house outside, or put tiles outside terrasse and things like that...i plan to do that in 18 months at the condtion to go live inside my house to be able to save some more money every month...!

**khun Per** · 28-01-2011, 06:13 PM

Construction price will depend on where in Thailand you are building. Sounds like up Isaan, and prices up there are a lot lower than in tourist areas. 1800 baht/m2 (for cement construction, I presume) sounds like a pretty good offer.

You may be able to make a complete house for 4-5000 baht/m2, if you do not make it up to "Westerns Standard", then the price will more likely be around 10,000 baht/m2. or more. The Price depends on, what you put inside (tiles, bathrooms, lighting etc.). Normally you shall count the "decoration" part as 50+ % of the budget - often people exceed their budget, when it comes to the decoration. A friend of me made a one-story semi-Western-style house, something like 120-130 m2, up in his wife's Isaan-village. Their original budget was aorund 1 mio. They ended up at 2 mio. Their deal was to pay all materials and pay the labour (constructor) separate. The labour part (local workers from the village) of the original budget (1 mio.) where quoted less than 100,000, leaving some 90% for materials.

Some parts of the construction may be worth not to save too much on. Fx. the difference in roof-tiles. As you more-or-less use the same steel-construction, the difference for a little better quality roof, may be quite small. The roof is, like the foundation or footing, one of the very important parts, as if leaking you may damage the house. I just made a house myself, and the difference from an average roof tile to the best quality, was only about 15% of the total roof budget. Also, look at galvanized steel iso. normal. Galvanized steel lasts almost for ever. At my roof, the galvanized steel ended up being cheaper, than a normal steel construction, as you do not need so heavy steel, when galvanized. It's pretty new in Thailand, but have been used for ages in Europe. I had Cement Thai - they have a Roof Center in most Home Marts - making the roof enterprice. They can do the complete construction with galvanized steel and gives you a guarantee on the roof (mine was for 5 years). And their quote was lower than the constructors I got quotes from. Furthermore, the constructer may be gone, when the roof leaks, but Cement Thai will (most probably) still be here.

You may be able to make a nice looking house, without using (extremely) expencieve decoration materials, but be sure to make a solid basic construction (foundation/footing and roof). You can wait painting the house, but should consider the outside, as the paint cloose for water to get into the walls. Leaving the plaster ("sharp") for some 3 month before painting is good, but then put a good primer on (very important) and paint two times with color.

I wish you good luck with your project.

**Tubtaywun** · 29-01-2011, 12:51 AM

Originally Posted by Mamasun

you are so cruel with me !

You are getting advice from people who live all over Thailand. I dont think the replies you have got are intended to be cruel. DD and others give some good advice and if you look at how many times DD posts ...it will often be to the point. As for a bit of fun or a few jokes.... there should be always room for that. Maybe some is lost in translation??? Keep asking questions and read all..... with time you will see what is useful to you and what is not.

In my last post I am discussing costs with a building company...It may be of help.

https://teakdoor.com/construction-in-...t-build-4.html

Remember to be a millionaire in Thailand you only need 25,000 euro...and that rate is falling at the moment.

**Mamasun** · 29-01-2011, 06:23 AM

Originally Posted by acudlipp

Originally Posted by Mamasun

you are so cruel with me !

You are getting advice from people who live all over Thailand. I dont think the replies you have got are intended to be cruel. DD and others give some good advice and if you look at how many times DD posts ...it will often be to the point. As for a bit of fun or a few jokes.... there should be always room for that. Maybe some is lost in translation??? Keep asking questions and read all..... with time you will see what is useful to you and what is not.

In my last post I am discussing costs with a building company...It may be of help.

https://teakdoor.com/construction-in-...t-build-4.html

Remember to be a millionaire in Thailand you only need 25,000 euro...and that rate is falling at the moment.

Lolll I was jocking too

when saying "you are so cruel with me" !

Thanck you for your help !

ps...No euro for me , but chf . by anyway when you don't have you don't have can be even roupies..lolll

**Mamasun** · 29-01-2011, 10:56 AM

[You may be able to make a nice looking house, without using (extremely) expencieve decoration materials, but be sure to make a solid basic construction (foundation/footing and roof). You can wait painting the house, but should consider the outside, as the paint cloose for water to get into the walls. Leaving the plaster ("sharp") for some 3 month before painting is good, but then put a good primer on (very important) and paint two times with color.

I wish you good luck with your project.[/quote]

................

Khun Per , I thanck you for your encouragement !

**lob** · 29-01-2011, 02:50 PM

Originally Posted by dirtydog

^So who is going to pay for all the wood then for the form work? It isn't needed for a single story house, ground floor poured on dirt 600baht per square meter, 2nd floor 2,200baht per square meter, basic 2 story house in Pattaya 8,000baht per square meter.

thanks for the pricing dd, 8k in patters, cheap, cheap. as i say 7.5 a good price.

**juehoe** · 29-01-2011, 10:09 PM

Originally Posted by DrAndy

I reckon you can build a house for B5000 a sq m, if you do the project management your self and get the best price for materials [...]

My information for the structure is about 8'500 THB/sqm - for "good quality".

**dirtydog** · 29-01-2011, 10:43 PM

^Naaa, not good quality, your talking 2,000baht shower heater as opposed to a 15k baht water heater for your nice bath, cold water sinks rather than nice double taps with one running nice hot water, a 300baht plastic rimmed bathroom mirror rather than something a bit nice, no nice stainless steel towel racks and stuff like that, then again, depends from what council estate you come from I suppose for what you consider good quality

**Mamasun** · 30-01-2011, 12:12 AM

I have already 2 expensive hot waterheater not 15000 but 13000

...all kitchen appliances....all bathroom equipements (with bathtub) sink toilette ect..all new !
have also 4 big aluminium window and some doors ! ( from an other place i was rented and move ) water pump...(a good one too )ect ect..

also osmosis water filter ....and all my furniture that i bring with me from my country !

I just need the house empty ! for what for the moment i will be happy with just simple material , design ! and i am pretty sure in 3 or 4 years can speack about 10000 B for m2...the now reality is 5000 B !

**nigelandjan** · 30-01-2011, 12:44 AM

Originally Posted by dirtydog

depends from what council estate you come from

Some rather nice sapellee doors in Thamesmead these days

**DrAndy** · 30-01-2011, 12:31 PM

Originally Posted by juehoe

Originally Posted by DrAndy

I reckon you can build a house for B5000 a sq m, if you do the project management your self and get the best price for materials [...]

My information for the structure is about 8'500 THB/sqm - for "good quality".

my information is about B5000 /sq m

that does not include any extra fittings or top quality tiles etc, just nice stuff

includes plumbing, electrics, tiling, doors and windows (maybe these can be secondhand teak shutters, good value)

**bigneilo** · 30-01-2011, 02:58 PM

if money is tight, ( and i am with you there!) i would seriously consider single story if you have the land space. a lot easier to construct which equals cheaper.

who wants to bother with stairs anyway?

**DrAndy** · 30-01-2011, 03:03 PM

I sit on my stairs a lot

**Buckaroo Banzai** · 30-01-2011, 08:05 PM

HI Mamasun, I suggest you enable your Privet Message (PM)option in your personal preferamces. I am not sure if this forum will allow me to post links to other websites where you can get all the information you require.

**Mamasun** · 30-01-2011, 08:11 PM

Originally Posted by Buckaroo Banzai

HI Mamasun, I suggest you enable your Privet Message (PM)option in your personal preferamces. I am not sure if this forum will allow me to post links to other websites where you can get all the information you require.

Is done ..thanck's

**Buckaroo Banzai** · 30-01-2011, 08:36 PM

There is forum dedicated to ex-pats building in Thailand: coolthaihouse dot com, reading the collective building stories there perhaps will give you a better understanding.

A Two story home ( like everything else in life ) has advantages and disadvantages
Advantages:
Like you said, Smaller roof: a large percentage of the building cost , is the roof.
also it has a smaller footprint, so you make better use of a smaller building lot, better views from upstairs, more private living quarters upstairs.
Disadvantages
a little more expensive to build, but if the build is managed properly, most of the additional concrete cost can be offset by savings in roof cost.
Stairs are a little difficult for older people to negotiate.
Heat rises, so the upstairs is usually more hot. Proper design and ventilation can mitigate that. Stairs and Railing will add to the cost, Most Two story homes have balconies, and rails which will add to the cost also.
To conclude, IMHO, a two story build will cost more than a single story build, how much more depends on your ability manage the build.

**khun Per** · 30-01-2011, 11:07 PM

Originally Posted by khun Per

The labour part (local workers from the village) of the original budget (1 mio.) where quoted less than 100,000, leaving some 90% for materials.

I really needed to double check this figure, I quoted from memory. I am sorry, but I mixed it up with their quote (total price) for the outside wall. For the house they should pay nearly 180,000 for the labour, so it was around 80% for materials.

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