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Home » Reader question » Reader question: Have a house built in the Isaan
Reader question: Have a house built in the Isaan
Dear readers,
My girlfriend has saved enough money (with some help from me) to build a house in Isaan. She already has the land. She has 600.000 baht available for it. It should be a house with 3 bedrooms and 2 bathrooms. I estimate the ground at about 100 square meters. The whole does not have to be luxurious. Her family is going to build the house and seems to have experience. My questions are:
- is that possible for this budget?
- we both have no knowledge of building, how can we monitor that everything is going well?
Regards,
Marco
Dear Marco, with the 100 square meters of land you will not be able to build a house with three bedrooms and 2 bathrooms. Even with the 600.000 bath you mentioned, you will not be able to build a house that meets your requirements, even in Isaan. Depends of course on where in the Isaan because it is large. But here in Kalasin it will not work. You will have to do the check yourself because if you leave everything to a stranger it can turn out wrong. I wish you a lot of succes. If you live in the area, I would be happy to help you and talk things through.
Fr.gr. William
A first step to building a house is a plan. There are many sites where you can get it for free, such as: https://jhmrad.com/20-pictures-two-bedroom-floor-plans/
Afterwards comes the finding of a builder, best look in the area for recently built houses or houses under construction. further – further – further, many obstacles still await you, but hopefully the result will give you a pleasant and joyful life.
Dear bona, What do you mean by finding a client, who is his girlfriend or he himself as a client.
You will mean a good construction company / contractor, where you can already view the houses built by them in a qualitative way.
The latter is completely different from a client, who in this case always remains the client.
Very briefly described.
Where is the country, city or country? Is there city sewerage or country septic tank?
In other words, is the land ready for construction, or are there still rubber trees, for example?
Is there water connection? Where does the electricity come from?
If you want to insulate the roof right away, I don't think it's a real luxury but a necessity. Where do you buy that?
What kind of house, with or without a floor?
Which material, stone or wood? Are there direct neighbours, will the house be built between 2 others? Have you already made a layout on paper yourself how you want it?
What materials will you use? Who will be purchasing and where?
You will have to activate yourself a bit more in the whole? These are all things that you should have on your mind. Well and different from handing over into the hands of family, can turn out reasonably then maybe..
That really won't work unless it's very basic and built entirely by yourself.
The prices of raw materials have risen enormously in recent years
We have just built a house 2 bedrooms and 1 bathroom near Udon and the total price is 700.000 baht
all in flagstones and under my wife's care; not a contractor, but local builders / family
Also include construction of water well, etc., pumps, etc.
Good luck!
You write that the ground is about 100 square meters, so I assume you mean the ground floor of the house.
If you only have 100 square meters of land, then building a house with 3 bedrooms and 2 bathrooms seems practically impossible to me.
Depending on the soil quality, so that you can pour a concrete slab without further measures, which can also serve as a foundation, a simple house may be possible.
However, I would not save on the quality of the building material, because you can regret it later.
In addition to my comment above, by the quality of the soil I also mean where it is located.
Was it previously a rice field, what about the groundwater level (especially in the rainy season)
Is the plot located in such a way that there is no electricity, water supply or public sewage system yet?
All factors that go into the papers, and ultimately have to be paid from the scarce 600.000 Baht construction money.
In these cases you have to provide a septic tank for your sewage system, water pump that serves for the supply of water, and the power supply that may be associated with additional costs also play an important role in the available construction budget.
Moreover, you write that you yourself have no knowledge of building at all, so that you are also dependent on third parties who want to see money for any respect.
The 600.000 Baht will be very on the meager side for a house after your taste, and the fact that you have no knowledge of building yourself.
If your girlfriend may have family or friends who know more about building and can help them with various other activities if necessary, a very simple house might be possible.
Well,
I think it's already clear that you're going to run out of money.
Then you already go to the Government Housing Bank together with your girlfriend and your girlfriend applies for a loan of up to (less is also allowed) 2 million Bath, she will certainly get it.
Like others say, it is better to look around for contractors who are building an equivalent house and ask for a price and have it built.
Success.
For a Thai home it shouldn't be a problem for that budget. Many responses assume a Western perspective, but was that in the question?
Why Johnny BG,
Do you have experience in building a house with 3 bedrooms, 2 bathrooms, kitchen and sitting room. And that for € 17000, =?
Even in Isarn this is impossible. Sewage, water, electricity, municipal fees.
And these people have no experience at all in construction projects, and want to realize this with family and acquaintances.
Better buy lottery tickets, then you also lose your money, but with less stress.
Dear Pear,
Seeing bears on the road is the big problem. A few load-bearing walls and in between the walls for the necessary spaces can certainly be done for 600.000 baht.
Dear Johnny BG, I completely agree with you that you can build a simple Thai house where the resident does not want much luxury, quite cheaper than most people indicate here.
I think that very many people include in their wishes what they were used to from Europe, and now think they should have here as well.
You can see a bathroom with expensive tiles and a bath + separate sink and shower, but also as a simple (hong name) with a shower and a simple sink.
And so with the further finishing of the house, there are also plenty of opportunities to save on luxury, which many Thais do not find necessary.
I think that if one were to read Marco's above question carefully again, he would also assume exactly such a kind of house.
Moreover, as described, her family will build the house, so I assume that they will have the best experience, unlike Marco's.
Of course, someone can, according to his wishes and wishes, extend this price considerably, but this is not at all the question here.
Hi Mark
Whatever everyone says, there are houses as you want (without land, etc.) for sale from 250.000 baht
Your wife and her family will know what they are talking about and if it works for that price.
Trust them and I know from my own experience that you don't have to throw millions at them.
s6
now years ago house built 2 bedrooms and bathroom
kitchen in European in construction oven. floor tiles
Purchased material myself, brother-in-law, electricity and plumbing done
around 800000 bath 4 years ago
local contractor so yes do the math.
Yandre, but what is the m2 of your house in Tha Bo? If I remember correctly, that is about 10×10 built and your plot is therefore at least 12×12 m2. So if the questioner only has 100 m2 of land, your house would not fit on it and there would be little left to build.
Dear Mark
Of course you can build a house for that money on a piece of land of 10x10
But what do you want and can you afford
Ground floor only. How big do you want bedrooms, etc
Simple, etc. it is possible, but do not expect a European house
Do you also want some space around your home?
Eg parking space and terrace
You live outside in Thailand. The space terrace, outdoor kitchen is the most important thing in my opinion
This reflects on rain, etc
Also think, what you really think is important. You rarely sit inside anyway
Or you shouldn't like the weather here, and be a falang who does his things indoors all day in air conditioning
Yes, just not for this budget
Gr Peter
We started building a house in January. We estimate around 12.000 -> 16.000 THB per square meter. We asked a few builders and everything came to approximately the same price. Presumably the same method of calculating the amount based on the square meter.
The contract also contains specifications for the finish. The floor price has a standard price. If you want a different floor, there is an additional charge.
We are building in Surin and the client is from Buri Ram.
Actually, the intention was to follow up on all this and monitor construction in May and September this year. That is certainly a must.
We have now noticed that there is one pole too many in the middle of the living room. That mistake will be corrected this week.
ADVICE : Wait to build until you can go back to Thailand.
Extras already charged:
– Drilling a well
– Installation of electricity poles
we also have real plans to build a house. 15 km outside chiang mai ( Mae Rim ). A realistic price is 10.00 bht per square meter. We have land of 90 sqw and I think Marco is mistaken in Sqw and square meter , on 100 square meters it is difficult to put a house with 3 bedrooms and 2 bathrooms. We have a contractor who has given a price quote of 10.000 bht per square meter, our house has 3 bedrooms and 2 bathrooms and is almost 120 square meters in size .The price indeed includes the house with bathrooms finished and house finished painted and floored. Air conditioners are not included. There is a Thai-style kitchen included, which we will provide outside and use as an outdoor kitchen. Inside there will be a European kitchen (to be paid extra, of course). So I think if the family helps, a budget of 600.000 bht is feasible, especially in the Isan.
Herman, can you give me some information about the contractor, we also in Surin and would like to take a contractor in hand, have already had 1 but unfortunately had a bad experience with it.
Should I just ask my wife, she does the discussions because the contractor does not speak English. But Surin is a bit away from the Chiang mai region, I doubt whether he works in that region, but I will let my wife inquire whether the distance is a problem.I will let you know something else.
This is his facebook page: https://www.facebook.com/profile.php?id=100033786391021
He has already built a house for several Europeans.
But he is always present when we made appointments.
He calls TOAD (English for frog - toad)
Apparently he can get everything done quickly. He lives in the province of Buri Ram (Krasang) but close to the border with Surin.
Hello Herman,
Well great, go google in any case and contact us, no I have and yes I can get it right.
Thank you for your quick info and good luck with your new home.
It is quite possible to have a house built with the desired size (100 m2) and within the available budget.
I myself also live in a house of the same size and I also have three bedrooms and two bathrooms.
2 bedrooms of 12 m2 each and a bedroom of 24 m2. Two bathrooms of 6 m2 each and a kitchen of 12 m2. Remains a living room of 28 m2.
Obviously not spacious and luxurious, but enough for me, my wife and my two children who have also left the house now, so more space.
If you opt for an open kitchen, you gain some extra m2 for the living room.
For example the budget: you can calculate fairly accurately what you need: the posts, concrete floor, number of windows, doors, number of bricks per wall, the roof construction and the roof covering.
Electricity, water pipes, drainage, sanitary facilities, waste water pit, etc.
If you opt for cheaper materials (tiles, windows, roofing, etc.) you already save a lot.
You then know how much remains for the work and you can base the negotiations on that.
For Bht600.000. you can certainly build a very nice house that you can be very happy in.
My house in Isaan cost 800.000 on paper the same number of rooms. 100m2 on paper, without the wall and fence. In the end it became 1 million. But with extra requirements and better materials. Completely satisfied and perfect contractor.
There is a well-known Dutch proverb: cheap is expensive! Not to mention the impossibility
To build such a house on 100 square meters, you must, as has been said several times before, take into account space for a well, the well into which the toilet is discharged, places where you can park a car/bicycle/motorcycle , storage space for rice, etc. 16 years ago we had a house built on the border of Buriram and Surin (near Plabpachai) of approximately 120 square meters, with 2 bathrooms, 3 bedrooms and an open kitchen/living room. The land (1 rai, so 1600 square meters) was already owned, and we paid 1,5 million baht for the house. That was relatively expensive for that time and environment, but we mainly used first-class materials, including a European kitchen (which was hardly used, an "outdoor kitchen" was soon added that was/is used daily, but that's besides the point...) and also Insulation has been installed under the red tile roof (real roof tiles, as in the Netherlands). To this day we certainly do not regret all those first-class materials, the house has been more or less maintenance-free for about 16 years!! Not even a paint job has been necessary yet!
Dear Mark,
In the first place it is risky to make business agreements with family, do it on contract even if it is family, this to avoid later problems to avoid quarrels!
Then your budget is quite small, and a construction usually runs out by 10%, in my experience.
Advice: draw up a plan with dimensions included.
Go to a large building materials company and discuss your plan there, have a calculation made, which larger companies do for free. These advise you in your choice of material, it is up to you which material you choose.
Then ask your builder, who is related, what do you charge for the construction of my drawing, show or mention the calculation of the shop, of course. Then you have some information without having spent 1 baht. Make your choice and that contract! But pay attention to the extras that you would like to have during construction, you must also know the price in advance BEFORE you order that idea!
Greet and be present during construction!
Peter
Sorry…. typo Don't show the construction company's calculation of course...!I
Whatever you do, start by raising your ground, as long as you bring in a respectable number of caravans of ground. And then have at least one rainy season (2 is better... 3 is ideal).