Saving money on building

hey guys....

I am buying 49 rai 1.5 km inland from the beach and I need a lot of advice.

The plan is to take 20 percent and dig a lake/pond, using the dirt to raise the level of the rest of the land.

Then we will landscape it to be tropical garden...

We plan to build 15+ houses on the land, all 2 or 3 bedroom single level houses. Just 120 to 150 m2. But we will probably start with 3 to 5 in the first stage.

Now I have hired Thai contractors before--they give you a price and show up to collect money, usually driving a new Benz. The majority of the time its just the workers. I want to avoid paying these guys... dare I say wasting my money? I want to know how to do this well but for the least possible money because, after buying that land, money is in short supply.

So... how can I buy building materials from the source and get a good price?

How can I design and build simple (but good) houses and other buildings without making some jerk who never shows up rich?

Sounds like another plan drawn on the back of a napkin. Unless you have a full set of working drawings you can expect to get
a hosing from contractors.

Please do not listen to the naysayers. Most everything in Thailand related to construction can be done. However, one must have a relationship with a Thai builder for this to work.

Look around, listen, observe and ask questions in the area that you want to build. Eventually, you will find someone to build. Then you have to develop a relationship with a supplier of building materials.

Will you make some mistakes? Yes, you will! But by using some common sense your project could be a go.

Lol I have been here since 1996. I am guessing some of you do not know who I am. I have done many things people thought were impossible here. I am just cheap and I want to do things by spending the least possible amount of money.

OP 49 Rai 1-5 km from the beach with charnot title would cost a fortune, if you are spending that kind of money you should be dealing with proper builders and lawyers. Jim

Wow this place is getting as bad as ajarn.com. A bunch of people who just want to crap in your coffee. LOL

I have done a lot of things in Thailand but never been involved in building. The land is a good deal but probably more than most of you could afford.

I was thinking of going up to Issan and finding workers and a foreman and hiring them as permanent staff for 2 years..... Thoughts and comments (ones that are actually constructive) welcome.

Why Isaan? expected savings on a cheap daily rate may not be the best way to build quality housing. A manager/supervisor without local contacts for building supplies etc may negate other potential savings.

In my exp (with farm labour not builders) it's difficult to get a long-term commitment from staff for what is essentially contract work, people just drift off . . . there will always be something family-related to take them away, and made worse by distance/time and cost involved in heading home.

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Originally Posted by bruceveld

I am buying 49 rai 1.5 km inland from the beach and I need a lot of advice.

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If you want to save money and do it right, find a good design architect who can take your ideas and turn them into a plan. Not talking about build plans but rather overall layout of where roads, houses, services, pond and gardens will be. Once this is in place you will save a lot of redo work as you develop the site.

Builders can be found who will do good work at a fair price. Good builders usually have a core group of good project managers and workers. Not surprising many come from Isaan. For stuff like electrics, doors, windows they will out source. You need to shop around your area to find a good builder.

A good builder will cost you 15 - 20% more than if you try to source all materials and run the project on a daily basis but you may find in the end it is well worth the extra cost. Make sure you give him a good set of build to drawings and as much detail as possible to prevent any downstream misunderstanding.

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Originally Posted by bruceveld

how can I buy building materials from the source and get a good price?

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Shop around obviously. You might be surprised how little discounts most builders get. Here in Roiet, between 2-3% depending on what is purchased.

You are planning a big project. Certainly you can save money if you source all materials, labor yourself and find good electrical, door makers, and the like specialist to outsource to.

Given the size of your project unless you have a lot of experience in building, I would recommend you go with a good builder.

good luck , and we would love to see some pics :)

Thanks for all the comments, guys. Very helpful.

Any suggestions on a design architect?

First you need to do a layout of how you want to divide the land, I assume at a later date you will add more houses so need to work out the building stages, no one wants the houses by the main road normally, maybe the lake by the main road with a bridge or earth crossing, ie 2 smaller lakes, then the houses. Maybe leave 16 meters of road frontage land as nice lawns, then in the future build shophouses there.

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Originally Posted by bruceveld

Thanks for all the comments, guys. Very helpful.

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this will be a very long term project--eventual International School, club house and activity center, dormitories, etc....

Normal people aint going to like living in an area where 100s of school kids are dropped off and picked up everyday, ie driving past their houses.

Well it is 49 rai. My thought was to have the school in the front near the road and to one side. Probably 8 to 10 rai. And if you go to some communities, like the one surrounding ISE near Pattaya or ISB in bangkok, some normal people have kids and want to give them an education :)

Aslong as they have a seperate road entrance, pretty sure I wouldn't want to have a queue of 100's of cars outside my place 2 times perday.

YouTube - [ Pink Floyd ] we dont need no education

Good luck with the project and as said above it will hopefully make a very interesting thread!

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Originally Posted by bruceveld

The land is a good deal but probably more than most of you could afford.
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Comments like that will not get you many fans on here.

With a school being built there are you sure a lake is a good idea, drowned little brats don't make good publicity.

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Originally Posted by jizzybloke

Good luck with the project and as said above it will hopefully make a very interesting thread!

Quote:

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Originally Posted by bruceveld

The land is a good deal but probably more than most of you could afford.
.

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Comments like that will not get you many fans on here.

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Yeah to be honest I was reacting to some posts that have since been removed. I think you get my meaning.

sounds like a huge project, 49 rai, mindboggling, be sure to take a camera with you when you out at the site

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Originally Posted by bruceveld

I have done many things people thought were impossible here.

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like what?

post some pics of the land and a plan (it isn't too difficult), then you will surely get some useful info

Dont you need some kind of developers license do a project of this scale legally and be able to subdivide the land into the 15 or more plots you are planning.

hi - a question on this, having battled with drainage problems on a 2 rai house section - and still don't know if I've 'got it right' pending the wet season

Quote:

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Originally Posted by bruceveld

take 20 percent and dig a lake/pond, using the dirt to raise the level of the rest of the land.

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that seems a huge area of usable land to dedicate to a lake, and excavations - how deep? even at 4m, presuming you're digging at the lowest existing point anyway, will the soil buildup in the remaining area be sufficient, ie is it prone to flooding at all, and how long to wait for soil compaction/settling before building?