Buying property upcountry

[pitsch]

poosmate, when did you build the house? It sounds like prizes about 5 years ago.

I built in 2008, but paid about 15k per m2 and 600k for a 4.5x9m pool.

This makes 3 mil. for a 160m2 house.

[poosmate]

9k is todays price. contractor from pranburi. Pool as I said is cost to build.

[pitsch]

The cost of building around 9k per m2 for the basic roof and walls with aluminium windows including basic plumbing and electric.

Sorry, I didn't look at your first post. In my price of 3 mil. there is much more included:

170 m wall surrounding the property.
All tiles in and around the house.
Tiles and equipment for pool.
2 complete bath-rooms and kitchen (without cooking equipment).
All doors inside the house.

So it compares rather to your 5 mil. for 250m2, which is in the same proportion.

[ichi]

hi all thank you for your replies.

i shouldve known it was too good to be true, lol.
i have a few new questions now if you dont mind!

1. any ideas of a rough cost to build a house paying only for materials? 2 bedroom, pool but as basic as possible?

2. how about cost of a solid (bricks, windows) but very basic (no hookups) 2 bedroom thai house, with enough land to farm for a few people?

oh and i should say, i wouldnt be interested in prime locations at all. not far from a river and a town that has basic food trading

i know these are pretty specific qs but you guys seem to know what youre talking about so im just throwin em out there lol

thanks!

[margaretcarnes]

We thought we'd lost you ichie! Good to see you're still there.
Building at materials cost only? Well, not recommended if you are thinking of doing the work yourselves. As already pointed out there are strict rules on work which foreigners can or cannot do. Construction work is a definite 'no' although some do of course carry out fitting/decorating work inside their homes.
And you would still need to acquire land which, although cheaper out in the sticks, still requires expensive legal work for the leasehold, plus a Thai registered company. And pay for connection to mains services (electricity and water if lucky - otherwise a well.)
If you have a Thai person involved who owns land, and says they will let you develop it without any hassle - lawyers etc - you can be pretty sure to find yourself homeless once the roof is on.
(With apologies to the many honest Thais I know, but these things do happen.)
But if you are still determined, a 'traditional' basic Thai house is actually wood, and on stilts, without a swimming pool in sight, and with mesh and shutters - no glass. Or single story concrete with tin roofs.
The wooden houses can in fact be dismantled and moved to a new site. Often these days though the ground floors have been bricked in to make a more solid 'Western' style look and create a ground floor where there would originally have just been the stilts. In places like HuaHin improved drainage systems have made this more feasible. Out in the sticks flooding might still be a consideration some places.
I don't know how costs compare between Western style brick, and traditional wood these days, but have lived in a couple of wood houses with bricked in ground floors and found them quite acceptable, providing you can live without air-con of course.

[poosmate]

Don't be put off by legal costs. A simple lease lease ( can be bought for around 10 Baht ) taken to the local land office with the owner is all that is required. This gives you the chanote ( land deed ) stamped on the rear giving you up to ( as per lease)30 years use of land. No requirement for a company. The only time this is complicated is when it is required that everything is in two languages.If as you suggest you are building a cheap place to live I would have thought 30 year lease is plenty. Don't forget though if you sign a long lease you will be expected to continue paying rent if you should decide to leave unless you are able to re-assign or sell the lease.Most people are concerned about the continuation after 30 years. This probably will not apply in your case.MOST PEOPLE DO NOT STAY IN ONE PLACE FOR 30 YEARS.

[Super Joe]

Don't be put off by legal costs. A simple lease lease ( can be bought for around 10 Baht ) taken to the local land office with the owner is all that is required.

You'd want to get a good real estate lawyer to review any lease offered you though, as a standard form lease exactly as the Thai law codes IS NOT what you want. You want it to include numerous additional clauses that are allowed under law, but are not default under law. And not talking about the 30+30 extensions.

You definately want a land title search done, or you could end up with the wrong land or land that has borrowing outstanding against it.

SJ

[STEVE G]

As far as basic building costs go, in Issan we had a one storey free-standing kitchen built for 100,000 baht.
That's for six concrete pillars, a metal roof, brick in-fill, some tiled concrete kitchen units, a tiled floor, two windows and a door.
I would say that for three or four times that you would end up with something basic, but clean and liveable.
As for farm land, around our way it's sold for between 20 and 50 thousand a rai (1,600m) depending on how desperate the seller is.
It's leased out for one third of whatever you can grow, no lawyers involved, but the owner will have a gun!

[nevets]

Sorry i have just got on line , the phone has been down from friday , cut wire they say so will reed all and post later thanks for finding pic of our house i was going to say it cost 1.5 mil 8yrs ago on 4.5 rai . a lot moor now i think.

[nevets]

What am i doing wrong i try to up load pic but all i have is this , no pic ?

You had disabled your HTML and BB Code.

Many thanks Big Boy don't know how i did that but thanks again.
i have just seen the check box is ticked for those do i uncheck each time as they automatically tick themselves again.

[nevets]

What is that on the roof peak? A lightening rod, the skull of the family kwai, or the horns of Thor? Pete

Its the sigh in a wood figory from the Lanna times they had them on the houses then , i just liked it and the builder put it on .

[nevets]

Nice baan nevets.... how many bedrooms/bathrooms?

I think the OP has been scared off and rightly so....
However while on the subject, Im almost married to a Thai, been together quite a while, Her family has 3 rai in Khao Tao... Mother's baan sits on 1 rai and other two rai are allocated to her and her brother respectively.

Soon to be mother in law has given us the green light to build on the rai which is allocated my fiance so... I am in two minds weather to build sooner rather then later, keeping in mind that we will be in Australia for the next 6yrs... Shall i build soon to save on costs or wait until we are ready to settle in Thailand in 6yrs time?

I would like to build a 4bedroom / 2bathroom farang home and have been trying to guage prices inclusive of swimming pool, air con, insulation, floor coverings, window treatments (same sorft of thing as what i would live in Australia... a western house) yet it seems not to be the easiest task, so any info on prices for a completed 4x2 would be great if anyone has already had thei home built in Hua Hin.

appreciate any feedback.

Rgds
MnK

Thank you Marky it is out in the country side of Petchaburi and has 3 bedrooms , 2no 4x4 mtr and 1no 5.5x4 with en suite . a shower room . and 8x4 livingroom and 4x4 kitchen and 8x4 veranda. and carport for two cars . We did not put a pool in as it would be full of kids from the village ,its hard to say no , but the sea is only 25 min away . Oh i forget to say may be good to build now as the price will go up in the future.

[Big Boy]

What am i doing wrong i try to up load pic but all i have is this , no pic ?

You had disabled your HTML and BB Code.

Many thanks Big Boy don't know how i did that but thanks again.
i have just seen the check box is ticked for those do i uncheck each time as they automatically tick themselves again.

Nevets,

If you open up your profile you will see them checked there. Remove the ticks, and all of your posts will look as pretty as the above that I have edited for you.

[margaretcarnes]

Don't be put off by legal costs. A simple lease lease ( can be bought for around 10 Baht ) taken to the local land office with the owner is all that is required.

You'd want to get a good real estate lawyer to review any lease offered you though, as a standard form lease exactly as the Thai law codes IS NOT what you want. You want it to include numerous additional clauses that are allowed under law, but are not default under law. And not talking about the 30+30 extensions.

You definately want a land title search done, or you could end up with the wrong land or land that has borrowing outstanding against it.

SJ

Sounds like good advice SJ - I'm interested in the 10 baht deal which Poosmate describes, but can imagine far too many pitfalls for a farang. For example - does the 10 baht fee include a translation? I doubt it. Has anyone on here actually leased land in that way - and without the involvement of a Thai partner?

[Marky_Mark]

Thanks very much nevets
Its really appreciated, great looking house you have there.
I am an avid property investor here in Perth, Australia.
Im only 30 but have 4 investment properties so crunching numbers weather to build now and sacrafice some capital growth here in Australia or build later and capitalise on the growth here.
Anyways thanks again for your replies.
MnK