Building a House in Thailand

Rivo

New member
Weve been thinking of building a house in Chiang Rai, the boss has the land, now she wants a house to go on it 555


She has been saving like mad since she has been in Australia and I think now might be the time to get the ball rolling when we are next in Thailand.


Were do I start ?.................I have never built in Oz and I am not in the building industry, I know in Oz you would go to some display homes and pick a build then alter things if required. Do they have display homes in Thailand, ive never noticed, I see new homes for sale in estates around Chiang Mai. Weve got about 1 million baht saved, will that get a house in todays market ?............Otherwise we might start and continue when funds are available.


I know quite a few members here have built, where did you start ?
 

MarcTwoSix

Well-known member
I think one question will make a difference...

Do you intend this to be your house to live in or her and her family's house?
Ao bought land in Cha Am last year but it is very local, near her relatives and not a place I will live in
So, besides the deal we struck of 50/50.......I am letting them take care of it.
The only thing is she says they can build it for 500k but I suggested upping it to 1mil or so to make it at least comfortable for us to spend a night here and there
But believe it or not.....they really do know her to suss things out

If you are planning to live there.....certainly KR is your man to ask
 

Rivo

New member
^ Probably just a holiday house for me Paul, hoping for some extended stays in the future, accomodation is so cheap in Thailand I would just rent close to the action, where ever that may be 555
 

Rivo

New member
MarcTwoSix;232721 said:
If you are planning to live there.....certainly KR is your man to ask

Were just thinking of a place half the size of Rob's, just his top floor and our land would be ideal 555, and if it looked anything like Robs we would be happy.
 

kaptainrob

Administrator
Gavan, work on ~10,000 bt per sq/m for house complete incl very basic wet area tiling, porcelainware, taps etc extra. There are Thai publications with basic plans but just as easy to design yourself. Stick to simple square or L-shape with 2m or 4m spans between load bearing columns to save on engineered beams.

As you know it took us one house build to learn the ropes and we now have total confidence the next project will run smooth as silk. Towards the end we found the reliable trades and now have a team who are so sought after one has to book them months in advance. They have 3 houses on the go around us now.

You'll have to rely on local/family recommendations to locate a CR crew like ours but .... absolutely insist on inspecting at least 3 previous builds and seek verbal testimonials.
 

kaptainrob

Administrator
Rivo;232733 said:
Were just thinking of a place half the size of Rob's, just his top floor and our land would be ideal 555, and if it looked anything like Robs we would be happy.
I'll sell you the plans ;);)
 

Moo Uaon

Well-known member
i got plans off the net and trusted the GF's brother to do a good job of building it, which he did.

^ last part is the tricky part especially out in the sticks.

i'd think you should be able to get a decent little house for 1 mil baht.....500k as mentioned would be a bit of a thai style shell,IMO.

again the hard part is.....who you would trust to do it.
 

Rivo

New member
kaptainrob;232735 said:
You'll have to rely on local/family recommendations to locate a CR crew like ours but .... absolutely insist on inspecting at least 3 previous builds and seek verbal testimonials.

I will have to do a bit of research next month, family are not involved and live 2 hours away, I want a builder that can show us a previous build. I have been reading "Tony in Thailand" and watching his build from start to finish and that looks good to me.
 

Rivo

New member
Moo Uaon;232740 said:
i got plans off the net and trusted the GF's brother to do a good job of building it, which he did.

Can you remeber the site Moo ?............................In English if possible, most of the ones I find are in Thai....................My interpreter doesnt explain everything to me 555
 

jontymate

Active member
Many others can contribute better than I for LOS. Personally for me having built several in AUS, it's one of the difficult and stressful times in life. More so for me because I'm an absolute anal prick when it comes to these types of projects. I've had Builders say to me you are not building a nuclear power station. The answer is always there is no room for movement on a specification that you quoted upon and we signed a contract.

The frustrations for me would be insurmountable in los. That said, Dao has built a block of units in KK that she rents out. She purposely and I willingly had very little involvement. My only stipulation was that she was on the ground to manage the build. With professional friends taking a cursory look at the plans and specs.

This comes from Dao. If your boss (cute giggle) is strong and has family that is strong to make sure it is perfect and knows how to do it. It will be Ok. Essentially means make sure you get what you want and pay for Thai style. Not jonty anal style. 5555

I look forward to the thread progressing and coming to you for advice when all done.
 

PeteGill

Well-known member
There is loads of building advice and some plans on the other TD..... Teak Door.. Worth a look if you have not already done so.
 

Rivo

New member
PeteGill;232744 said:
There is loads of building advice and some plans on the other TD..... Teak Door.. Worth a look if you have not already done so.

Never been on that site Pete, ill have a look.
 

Moo Uaon

Well-known member

kaptainrob

Administrator
My original main floor sketch without balconies, was close to 100m2.



Research Teak Door and Thai Visa and seek recommendations from others in CR, then vet the shortlist thoroughly.
 

justcruzing1

Active member
I have been following a build on another forum, his brother in law is a cabinet maker and oversaw the build, he paid labor rates and bought all the materials. Built in Korat

Photo's I have seen show the finishes were top shelf, full western kitchen, SS hand rails and fittings, Bathroom tiles to all walls and to the ceiling etc.

He started out with 1mill budget but found things hadn't been thought off, and it went to 1.27mill and that doesn't include Air Cond. or landscaping. Does include full masonry rendered fence and gates.

Final Costs bht 1, 276,000, few more little extras, like electric and water connection, and now to furnish it. biggest problem was out of plan items, which we had to pay additional items and aditional labour costs. But overall although ove r budget, I quite like it and look forward to living there, in 5 years lol. Will post additional photos as we go along

Rebar 21000
Cement 25000 including construction and rendering
Sand 23000 including construction and rendering
Concrete Glue 6000 not sure what this is
Stone 20000
Blocks 11000
Wire Mesh 4000 concrete reinforcement
Steel for Roof 89000 seems the most expensive part need to check that
Ready Mix 84000
Labour 570000 agreed on 550000 but a further 20,000 for out of plan items ( watch OUT FOR THIS )
Family 40000 to oversee construction, gasoline to purchase items
Food 5000 beer etc for workers
Misc 36000 lots of little things that add up lol
Plastic pipes 5000 including conduit for electrics
Roof Tiles 30000
Floor Tiles 27000
Door Frames 3600
Doors 15000
Toilet 20000 including sinks, taps, cisterns toilets x 2 bathrooms
Scaffold 5000 wood scaffold
Soffits 3000
Delivery 2500
Roof 1500 mosquito mesh for roof vents
Toilet Tiles 31700 floor and wall tiles x 2 bathrooms
Paint 4140 undercoat
Paint 12500
Silicon 3000
Wood 12000 for roof
Tile Adhesiv 1720
Consent 3500 building regs consent
Guttering 3600
Grout 2700
Roof 8000 insulation
Door Locks 3000
Trip Box 2500
Electrics 26000 includes, wire, sockets, switches, outside lights etc
conduit 6000 electric
Labour electric 5000
ceilings 7.500
Windows 77,000
Railings 30,000
Total 1.276,000











 

justcruzing1

Active member
^^ Yes Rob, I thought his breakdown of individual costs could be a good guide to anyone going this way as to not be ripped off.

I think Gav is looking at a slab on ground construction and smaller.

The SQ M rate goes up when it is smaller, as you know, because the wet and kitchen areas still cost the same but spread over less area.
 

Moo Uaon

Well-known member
here's what we started with and made a few modifications....but that's the basic floor plan all on one level...

 

kaptainrob

Administrator
justcruzing1;232761 said:
^^ Yes Rob, I thought his breakdown of individual costs could be a good guide to anyone going this way as to not be ripped off.

I think Gav is looking at a slab on ground construction and smaller.

The SQ M rate goes up when it is smaller, as you know, because the wet and kitchen areas still cost the same but spread over less area.
The 10k rate did not include kitchen, built-ins or porcelain/vanities etc. Mid range quotes run from 10 to 15k, the latter being all inclusive with driveway fence/gate and porcelain... maybe a small kitchen/laundry bench in concrete but no built-ins.
 
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