Cost of building a house in Thailand?

Well, I must be nearsighted—thanks for the info...

As for me, my search was fruitless... I don’t remember which BTS line, but there’s a Home Pro something-or-other, and it’s not great. That’s mainly why I have to head down to Phuket. The first province I chose was Ranong, and it’s the least populated in Thailand. My research said they sell gypsum in bulk there, but I didn’t see anything about it online. There’s no gypsum board in Thailand, but if you say so...

Actually, on Soi 91 past "On Nut," there’s a gypsum warehouse, but their products are only in bags. I’ll get to the bottom of it tomorrow. But I still need galvanized steel amounts... I’m not touching wood for now, even though I’m a cabinetmaker in my spare time...

During my three-week trip to Phuket, I checked things out, and the big Home Pro center there is really famous for tools, but I didn’t look into certain materials. Here in BKK, it’s all CONCRETE. Even where I’m from, we have 4' x 8' concrete sheets, half an inch thick. And this week, one more time in BKK—exceptionally—I swear I’ll get answers. After that, I’m heading south as fast as possible!!! 🤪

Hi Christian, Drywall sheets for walls and ceilings, called "placoplatre" in French-speaking Europe, are made in Thailand 😉 You can find them at all major building supply stores.

Hey Henri,

My ceilings are made with that ... (Thai construction)

Downside: it’s like a moisture reservoir!

🙂

HomePro specializes mainly in home improvements: kitchens, bathrooms, bedding, paint... The merchants who sell bricks and cement also sell fiber-cement and plasterboard, which, oddly enough in Thailand, are installed on a wooden frame... One material that’s really taking off right now is "wood cement." These are boards that work like wood and can be used both indoors and outdoors on metal frames, similar to plasterboard. Here are some manufacturers or resellers in Bangkok: http://www.mahaphant.com/index.jsp http://www.diamondtile.com/ http://www.siamfibrecement.com/index.php

Happy researching! 😉 @+

Downside: it acts like a moisture reservoir!

Hi MengWan, There are panels designed for use in damp areas that don’t absorb water. It’s clear that if you want to eliminate condensation in the gap behind your false ceiling, you’ll need to create openings to ventilate that space. If your attic is well-ventilated, you shouldn’t have any issues.

Well, good morning Henri-Michel, 😉

and thanks again... I'm getting there... are there any waterproofing membranes, maybe...???

Hello Christian, Drywall sheets for walls and ceilings, called "plasterboard" in English-speaking Europe, are made in Thailand 😉 You can find them at all major building supply stores.

Hey Henri,

My ceilings are made with that ... ("Thai" construction)

Downside: it’s like a moisture reservoir!

🙂

In Quebec, we install a hatch right in the middle of the highest part of the roof so air can circulate... and ventilation happens... like in the attic, for example... but I don’t understand your issue if your roof extends beyond the exterior walls—you should have ventilation between the walls and the overhanging roof... the only word I can think of in English is... we install soffit in that spot... all around; but that’s not enough... it needs to breathe...

Is there maybe some waterproofing membrane...???

What do you mean by a waterproof barrier? If it's a waterproofing membrane, Sika, which manufactures in Thailand, sells PVC sheets for roofing and vapor barriers. You can also find liquid waterproofing for concrete and all the additives to make mortar or concrete watertight. You’ll need to carefully control the quality, though, because workers tend to add huge amounts of water to make it easier to apply, which leads to massive shrinkage.

Is there maybe some waterproofing membrane...???

What do you mean by a waterproof barrier? If it's a waterproofing membrane, Sika, which manufactures in Thailand, sells PVC sheets for roofing and vapor barriers. You can also find liquid waterproofing for concrete and all the additives to make mortar or concrete watertight. You’ll need to carefully control the quality, though, because workers tend to add huge amounts of water to make it easier to apply, which leads to significant shrinkage.

Thanks...that was a question about a foundation that would sit 5 feet underground, so the slab after pouring and its strength...controlled irrigation with a French drain and a completed Canadian well installation...the waterproofing membrane needs to be installed before framing the basement floor...then afterward, the membrane goes up along the exterior walls that will remain in damp soil...brick could even work with a waterproofing membrane...from memory, it's about 8mm thick...but I'm not sure, I'll have to check...

If this product is also available here, this construction becomes easily feasible and still affordable...this method meets all the desired efficiency for keeping the house cool...

HomePro specializes mainly in home improvements: kitchens, bathrooms, bedding, paint... The merchants who sell bricks and cement also sell fiber-cement and drywall sheets, which, oddly enough in Thailand, are installed on a wooden frame... One product that’s really taking off right now is "wood cement." These are boards that work like wood and can be used both indoors and outdoors on metal frames, similar to drywall sheets. Here are some manufacturers or resellers in Bangkok: http://www.mahaphant.com/index.jsp http://www.diamondtile.com/ http://www.siamfibrecement.com/index.php

Happy researching! 😉 @+

RE Hey Henri-Michel,

My friend, you just saved me from my ignorance... SCG—I had no idea what it stood for! It’s the product I’ve always worked with in Quebec...!!!

And it means... SIAM CEMENT GROUP... well, we’re in business—no doubt in my mind now! I even found what I was looking for!!!😉 ... a gypsum board reinforced with a waterproof core and a fiberglass sheet... AMAZING, right?

So if my SCG drywall box costs me $15 in Quebec...??? and a regular gypsum sheet costs $10 there...??? Then how much will it cost me in Thailand from the manufacturer...??? I can’t believe how clueless I’ve been—I’ve always done renovations and construction with these products without even knowing they came from the country I want to move to!!! 😎😎😎

This just made my day—I bought a flight ticket to Phuket... Samui was too expensive 😛. I’ll be going straight to the island, but I’ll still come see you... and I’ll probably lend a hand to our friend Mengwan with his roof...

Ciao!

Are there maybe waterproof membranes...???

What do you mean by a waterproof barrier?

You can also find liquid waterproofing for concrete and all kinds of admixtures to make mortar or concrete watertight. But you need to carefully control the quality, because workers tend to add huge amounts of water to make it easier to apply, which leads to massive shrinkage.

Yeah, it’s probably due to the slow application... here with the heat, working with cement can’t be easy. And the thing is, cement "soaks up" water—Quebec slang, haha—so you constantly have to add more water. Then, during the final step, the "floating," to make it smooth and even, you have to bring the water back up... but not too much, or you’ll get "mishaps." Anyway, I think we get each other...

For finishing drywall—what you call "placoplâtre," we say "plastering"—it’s the same deal. I wet my trowel and with a quick, smooth stroke, everything evens out... 😉 ...with water!

so you constantly have to add water...

MISTAKE!!! By adding water to concrete or mortar that has naturally started its chemical reaction, you only significantly reduce its strength. For tropical climates like Thailand, there are plasticizers, setting retarders, etc., that make it easier to use while maintaining optimal quality 😉. Of course, this comes at a cost. The plants in this country are well-equipped, but it's the site managers who insist on the mixer drivers adding water. As for bringing the fines and cement to the surface, it's a trick, a cover-up that doesn't improve the product's quality. Building physics, waterproofing in all its forms, concrete, construction materials—that was my job, and it still is because I'm passionate about it. It's my thing, Christian. I fell into it when I was little 🙂 @+

so you constantly have to add water...

MISTAKE!!! By adding water to concrete or mortar that has naturally started its chemical reaction, you’re only significantly reducing its strength. For tropical climates like Thailand, there are plasticizers, set retarders, etc., that make it easier to work with while maintaining optimal quality 😉. Of course, this comes at a cost. Plants in this country are well-equipped, but it’s the site managers who pressure the mixer truck drivers to add water. As for bringing fines and cement to the surface, that’s just a trick—a cover-up that doesn’t improve the product’s quality. Building physics, waterproofing in all its forms, concrete, construction materials—it was my job, and it still is because I’m passionate about it. My little world, Christian—I fell into it when I was a kid 🙂 @+

Well ... no doubt about it, we share a passion... Thanks again for the info...😎...

so you constantly have to add water...

MISTAKE!!! By adding water to concrete or mortar that has naturally started its chemical reaction, you’re just significantly reducing its strength. For tropical climates like Thailand, there are plasticizers, set retarders, etc., that make it easier to work with while keeping its optimal qualities 😉. Of course, that comes at a cost. The plants in this country are well-equipped, but it’s the site foremen who insist that the mixer truck drivers add water. As for bringing the fines and cement to the surface, that’s just a trick, a cover-up that doesn’t improve the quality of the product. Building physics, waterproofing in all its forms, concrete, construction materials—that was my job, and it still is because I’m passionate about it. My name’s Christian, and I’ve been into this since I was a kid 🙂 @+

That’s what I was saying... I’m definitely not the one who’s gonna mess with concrete!!!😉😉😏

Hi there,

I’m in the early stages of planning to build a 170 m² house. The blueprints are still being drawn up, and obviously, I’d like to move to the next step to get a price based on the plans... I need a precise idea, not just a range of 1 to 2 million baht. Do you know anyone who could provide a detailed estimate? Of course, I’m happy to pay for their time.

Because I have no clue about the cost of building a 20 cm or 10 cm wall per m², roofing per m², etc.—whether that’s just materials or includes labor.

Stéphane (stephane.chollet@free.fr)

hi .. it all depends on the location .. the same house isn’t priced the same everywhere in Thailand .. plus, it’s the contractor you choose who can give you .. more or less the price. 😉.

For the price of a house in Isaan, you’ve got to ask bababobo. He’s building his 900 m² place for half a bike and 14 baht without employing Burmese slaves.... The guy’s a god! Bababobo for president!!!!!!🙂

Yes, I had no doubt about the master builder: for now, he’s drawing up the plans. And then I’d like to have the final price checked by two people to cross-reference the information. You can understand that.

The house will need to be built in Soeng Sang. Not too close to Bangkok. However, if you know any great tips for windows, doors, etc., it’s not out of the question that I might consider having them transported...

Stéphane

Where you are, you’re looking at between 20,000 and 30,000 THB/m² depending on the quality of the finishes. I’m talking Farang standard. Thai standard is cheaper. Good luck!

Okay, thanks! It’ll be a Thai-style finish with a ++ twist—somewhere between Thai and Farang. To be more precise: a house with posts, 20 cm exterior walls, 10 cm interior walls, a standard blue roof, etc. It’s a vacation home (I’m not picky), and it’ll be lived in by Thais year-round.

Next time I’m in Bangkok, I’ll check out the big-ticket items (like windows, etc.) to see if I can save on those.

Stéphane

Okay, thanks. It’ll be a Thai ++ finish—somewhere between Thai and Farang. To be more precise, a house with pillars, 20 cm exterior walls, 10 cm interior walls, standard blue roof, etc. It’s a vacation home (I’m not picky) and will be lived in by Thais year-round.

Next time I’m in Bangkok, I’ll check out the big-ticket items (like windows, etc.) to see if I can save on those...

Stéphane

No need to go to Bangkok—Korat has everything you need. Stores like Global House or even local small contractors. For a wall, budget around 1,500 baht per meter (smoothed) with a height of 1.80 m (10 cm Thai breeze blocks).

If anyone has descriptions of Thai house construction, HERE, but it's in Thai, so you'll need to get it translated ;)

Indeed, in Korat, which is 1.5 hours away by road, it's a big city.... I should find quite a few people there. Thanks for the info... 1,500 THB for 1.8 m² (10 cm), which comes to 800 baht per m² for the interior. I’ll keep that in mind...

Thanks for the info—are you from the area?

Thanks for the info..... I’ll check it out... Stéphane

Hi THuan, I’m getting back to you after a long absence due to a change in assignment. Hope you're doing well. For your info, after extensive conceptual studies, I’m going to install a ventilation system based on the "puits provençal" (French cooling well) principle using a glycol-water mix, with an exchanger and a 1000 m² fan. The calculations look promising—especially when it’s 34°C outside, we’re getting 24°C inside—but it requires 5 x 100m of tubing buried 2000m deep. I’ll keep you posted. Construction on my house starts in June 2012, and I’m burying the tubes beforehand. See you soon,

you need 5 x 100m of pipe at 2000m depth

2000 meters??

you need 5 x 100m of pipe at 2000 m depth

WARNING if there’s pe, pe, petroleum ...

😎

Sorry! Yes, of course, 2 m deep!! Not 2000 m, but after seeing all the drillers...

Okay, let's say there was a typo— it should read 2000 mm. But when you're in the moment, you don’t count! 😎

Alright, let's say there was a "m" should have read 2000 mm but when you're in the zone, you don't count 😎

Hey C, Doing good, huh? 😉 Spring arrived where you are yet? See you around!

Spring has arrived where you are?

Hey H-M, Cut it out right now, will you!!! Just 15 minutes ago, there was a little snowfall after a serious temperature drop last night! In the lowlands... I’ve had enough. Can’t wait for mid-May so we can sweat a bit in SEA! So: see you soon! 😉

And sorry for the off-topic, but replying to a friend is always a priority. 😉

Say, "Just because you’re many and wrong doesn’t mean you’re right" – Edmond Wells, *The Encyclopedia of Relative and Absolute Knowledge* Have you read the *Ants* saga?

Did you read the Ants saga?!

Hi C. 🙂

I love Werber! I read *The Ants* but that’s about it. My favorite book of his is *The Mystery of the Gods*.

Speaking of ants and housing (to tie it back to the topic), we were overrun by termites. They swarm like bees, and hiring a specialized company hasn’t completely solved the problem yet. A word to the builders on the forum: treat all your wooden pieces before installation—sometimes even that isn’t enough. I’m particularly curious about the wildlife and plants that’ll invade the pipes in those wells, the musty smells, etc. Hope we’ll get updates on how this tropical experiment turns out!

See you soon! 😎

Good evening! You're right—a standard Provençal well is practically impossible outside of contamination issues. There’s also the problem of condensate recovery, which requires an additional pump. The company Helios is offering me a glycol-water well instead, so I’m going to give this concept a try since the calculations seem to make it viable—but nothing’s certain, of course. Best regards,

Hi, Anyway, keep us posted on how it goes! 🙂

Hello!

Of course, I’ll share my feedback later... For now, I’m looking into the tax issue for importing materials. It seems possible to apply to the Ministry of Environment for a tax exemption for a Green House. The architect in Bangkok is currently investigating. I’m open to any information about import taxes in Thailand—some people tell me they’re minimal in my case. Here’s also some feedback on two air or water-based systems, with glycol offering surprising efficiency for the glycol system... http://www.econology.fr/blog/2010/06/30/comparatif-puits-canadien-classique-ou-a-eau-glycolee/ Obviously, the ground temperature at -2m isn’t 13°C (like in France) but 16°C in Thailand, according to the soil survey I had done during the study. The entire system is calculated based on this, along with an average humidity level of 68%. But these figures aren’t necessarily reliable, so it’s an adventure... I’m attaching a PDF of the principle diagram for info. Have a great day!

Hello!

Of course, I’ll share my feedback later... For now, I’m looking into the tax issue for importing materials. It seems possible to apply to the Ministry of Environment for a tax exemption for a Green House. The architect in Bangkok is currently investigating. I’m open to any information about import taxes in Thailand—some people tell me they’re minimal in my case. Here’s some feedback on two concepts: air or water with glycol, which offers surprising efficiency for glycol... http://www.econology.fr/...e-ou-a-eau-glycolee/ Obviously, the ground temperature at -2m isn’t 13°C (like in France) but 16°C in Thailand, based on the soil survey I had done during the study. The whole system is calculated on this basis, with an average air humidity of 68%, though these figures aren’t necessarily reliable—so it’s an adventure... I’m attaching a principle PDF for info. Have a good day!

Hi,

It would be interesting to know the cost of this installation—transport and taxes included...

Hi there!

The latest base quote I got is 8,600 € delivered to France (Pau). The freight forwarder is working out the cost to ship it as air cargo.... I think it’ll end up around 10,000 € all-in, including installation. Either way, it’s important to know the final price so I can compare it to the investment in five pre-wired split AC units I’m having installed as a safety measure. Have a great day!

Hi Bernard, I imagine you’ve now completed your move—could you share how it turned out? Thanks.

hi everyone! 🙂 I’m way behind, but here are a few photos of our house being built near Khorat. If anyone needs info, I’m much more available these days.

Hello, Unfortunately, the Canadian well project with glycol water can't be carried out because the data logger probes that have been buried for 6 months are showing unexpected and surprising temperatures—even the engineers in Toulouse were surprised to find 28°C at -2.5 m. We checked at -18 m (well), and it's still 21°C... And yet, there’s no hot spring in the area—it’s quite astonishing and unlucky since a friend of mine down in Phuket has 17°C. It’s incomprehensible. This is a huge disappointment because everything was ready for implementation, especially in line with the green house concept. Construction is 60% complete, with delivery scheduled for the end of October.

I really wanted this system to be reliable and finally implemented. Oh well, I’ll install 5 air conditioners instead and won’t hesitate to pay up :(

Sawatdee Jaturat, How many square meters is your house? If it’s not too personal, how much did you pay for it?

We’re currently in the final stages (just over ten days left) of building a somewhat similar house up north 😊.

See you soon, Morgan

Hey sifmo,

From memory, the house is between 90 and 110 m², with 4 bedrooms, 2 bathrooms, and a kitchen. For the cost, the land was given to us by my father-in-law, and the finished house construction cost us 800,000 baht, paid in 2011. Don’t hesitate to reach out if you need more info!

hey vel74, buddy who built a house near Phayao around 100 m² in 2012 with 2 bedrooms (that’s all I know) – count on 18,000 €

Thanks! :) That’s exactly the price we paid for our 95m² house with 4 bedrooms and a living room—no kitchen, since we built an outdoor kitchen/coffee shop. So those really are the market prices for this type of house! :) Looks like a beautiful home, by the way ;).

a++

Thanks to you too, Davidoff... that seems to match the type of construction like mine🙂. We're currently building a kitchen/coffee shop next door... 17.5 m² for 100,000 baht🙂.

Good evening,

I’m getting back to you with updates on this house, which is nearly finished—they’re fixing the snags I noted during the handover last month, so I haven’t signed the final step yet.

To avoid any speculation and since we’ve been talking about houses for a while, I’ve put together a presentation video that gives a good sense of the house I designed in 3D. I shared my model with a young architect in BKK who adjusted the measurements and standards. You can judge the result—it was a bit tough and took much longer than expected. The challenge was overseeing the construction from several countries, which gave me a few cold sweats, but the result is here. All that’s left is to install the kitchen and furniture, which is way less stressful! The Thai issue is that they struggle with finishes and you often have to ask them to redo things—it’s pretty frustrating, but they never complain... Here are the links where you can watch the 18-minute HD video and check out the model made with SketchUp Pro, which can export to AutoCAD or vice versa. The house’s footprint is 420 m² on 2 RAI (about 3,000 m²). The living space is around 365 to 380 m². Total electrical power is 27 kW. The load for all consumers, including 5 AC units, holds up—phew! There are 82 lighting points, but don’t worry—most are 3W or 7W LEDs, and they light up really well. There are 2 septic tanks. Hot water via a 300L solar heater. 2 spacious bedrooms. 1 office. 1 living room. 1 TV room. 1 large kitchen (currently being measured). 2 bathrooms and toilets. 1 visitor toilet. 1 terrace of 51 m², covered but open (chimney effect). 1 laundry room. 1 workshop. 1 well with a submersible pump (great water, better than public supply). Thermal insulation: Cool Stay 6 mm in all rooms. Roof: CPAC MONIER concrete tiles, 5.2 kg each. As a result, the frame is galvanized steel. A space ready for a 10x5 m pool (currently being measured). The cost of this house obviously matches its size, since the location isn’t anything special...

There you go—I’ll let you judge for yourselves that modern construction in Thailand is possible. Of course, you don’t need to build something this big, but I love large spaces. When furnishing in 3D, you realize you actually lose about a third of the surface area.

For those who want more info and the price of this build, contact me via PM.

3D Model: http://youtu.be/_ziSJueltF0 Completed Model: http://youtu.be/O0A4OJ3GaTU Original construction time: 16 months | Delivery: 24 months The company agreed to pay penalties of 500 baht per day...

Here are the links.

Best regards to all,

jeez... that's ugly 😕

I’d be surprised if you didn’t drop a bombshell. Maybe you could post some photos of your house, just as a reference for the beauty? For my part, I think it’s a great achievement.

The big issue in Thailand is maintenance because very quickly, buildings lose their shine. The sun exposure, humidity, and poor-quality materials often explain the rapid deterioration of houses. A new house can age very badly and no longer look like it did just a few years earlier.

I’d have been surprised if you didn’t drop a line. Maybe you could post some photos of your house, just as a reference for the beauty? Personally, I think it’s a great achievement.

He can barely own up to his thoughts... you want him to be a homeowner too? =)

Nice pad! )

he can barely handle his own thoughts... you want him to be a homeowner too? =)

I really don’t get what you’re saying... but whatever... I wasn’t expressing too many thoughts, just my taste 😛 Those colonnades at the entrance with the AC unit as wall decor, the square stainless steel balconies, and the house facade right up against the road—none of that fits my aesthetic criteria. Now, all that’s left is to furnish it with IKEA 😏 As for my house, sorry, that’s my private life 😛