Contacts

A private villa

A full design cycle for a private villa usually takes around three months: about two weeks for the preliminary analysis of the plot and the restrictions on it, three to four weeks for the architectural concept, and six to eight weeks for the working documentation.

The building permit is a separate stage and for a standard private villa usually takes around two months. The actual timeframe depends on the location of the plot, the parameters of the building and the requirements of the local authorities.

A condominium or a hotel

Designing a condominium, a hotel or another large object usually takes around five to six months: two to three weeks for the analysis of the site and the planning restrictions, six to ten weeks for the architectural concept, and eight to twelve weeks for the full set of working documentation.

Preparing and clearing the EIA documentation and obtaining the building permit takes a further six to eight months. The timeframe depends on the scale of the project, its location, the number of approvals and the requirements of the authorities.

Building a private villa — including site preparation, utilities, finishes and the interior — usually takes around twelve months.

Building a hotel, a condominium or another large object takes eighteen to twenty-six months on average. The final timeframe depends on the area, the complexity of the project, the specifics of the plot and the technologies chosen.

It depends on the complexity of the architecture, the structure of the building, the specifics of the plot, the engineering systems and the level of the finishing materials. As a rough guide:

• From 25,000 baht per sqm — a basic level.
• From 32,000 to 35,000 baht per sqm — a solid mid-range.
• From 40,000 baht per sqm — a premium level.

The exact figure is set once the concept has been developed, the main materials chosen and the full scope of works agreed.

The design fee is calculated individually after a preliminary consultation. It depends on the type and the area of the object, the complexity of the plot, the set of documentation, the engineering sections and the scope of work required.

Once we have discussed the task, we prepare a detailed proposal with the scope of services, the timeline and the fee.

Yes — a foreigner can build a house in Thailand and own the building itself. The rights to the house and the rights to the land can be held separately, because as a general rule foreign nationals cannot own land directly.

One common route is a long-term lease of the land. The maximum registered term of a single lease is normally thirty years, and the contract can provide for a renewal — 30 + 30 years.

Another route is to hold the land through a legitimately operating Thai company. A foreigner can be a shareholder and a director within the limits set by law, but the company has to carry on real business activity. Using nominee shareholders purely to get around the ban on foreign land ownership is illegal.

Before buying a plot, the documents should go through legal due diligence and the ownership structure should be chosen together with an independent lawyer.

There is a rare exception that allows a foreigner to buy up to one rai of land for residential use, with an investment of at least 40 million baht and the permission of the Ministry of Interior. For most private buyers this route is not practical.

Before the construction of a new building starts, you need a permit — or the notification procedure provided by law — from the local authority. The project is checked against building regulations, planning restrictions and the rules that apply to the particular plot.

An EIA is not required for every object. For an ordinary detached private villa an environmental impact assessment is normally not required, unless the project falls under the special conditions of a particular area.

For hotels and multi-unit residential buildings an EIA is required from 80 rooms or units, or from a total usable area of 4,000 sqm. Phuket also has special environmental protection measures in force, so whether an EIA is needed depends on the location of the plot, the intended use and the parameters of the project.

If a project does fall under the EIA requirement, the positive environmental decision has to be obtained before the building permit is issued. Whether the procedure applies is established during the preliminary analysis of the plot.

The final requirements always have to be confirmed for the specific plot with the local authority and with a specialist in EIA.

Architectural drawings, structural solutions and engineering calculations are produced by licensed specialists in their fields and go through several stages of checking.

The quality of the finished building depends not only on the design but also on the contractor. That is why it matters to engage a proven construction company and to keep regular author and technical supervision on site.

Specific warranty periods, liability for the works and the procedure for fixing defects are set out in the contract with the construction contractor.

Yes — that is the majority of our clients. We work in English and Russian, and construction management and supervision exist precisely so that someone on your side is on the site when you are not.

Yes. The full cycle is land analysis, concept and master plan, architecture, interiors, EIA and approvals, contractor selection, construction management, supervision. You can also bring us in for a single stage — for example, only the architecture, or only the supervision of a contractor you have already chosen.

It is the best moment. Slope, access, zoning limits and drainage decide what can be built and how much the groundwork will cost — and all of that is visible before the purchase. A land analysis at this point often changes which plot the client buys.

It is one of our specialities. Hillside Villa stands on a steep slope: the terrain required a non-standard approach both to the layout and to the placement of the building, and the result keeps a panoramic view of the bay from the northern façade.

Both, and preferably together. Interiors are designed in the same model as the architecture, so the ceiling, the lighting and the air-conditioning are agreed before anything is ordered. The MontAzure penthouse is a project that was interiors and renovation only.

Yes. Technical and author supervision is a separate service: regular site visits with a written record, checking the works against the drawings, recording hidden works before they are covered, and a snag list at handover.