Renovating or Building a House in Phuket: Costs, Permits and Contractors

Costs reported

Guides disagree, so treat ranges as rough. For new builds, sources quote roughly 15,000 to 35,000 baht per square metre as a broad average, about 20,000 to 40,000 baht for basic to mid-range finishes, 25,000 to 45,000 baht for a good standard and 25,000 to 60,000 baht or more for higher tiers including pool and landscaping. One July 2026 contractor guide warned that fuel, steel and concrete costs had risen and that contractors were reporting project freezes tied to price swings. Renovation costs depend on scope, from a refresh to a full strip-out, and per-square-metre figures can mislead if the area measured differs between quotes.

Permits and approvals

Structural changes, extensions and new construction typically need a building permit from the local authority, and guides say only Thai-licensed professionals can sign off the plans. One guide quotes two to six weeks for a renovation permit and a few months for a new build. For condos, building rules and management approval also apply. Ask the contractor who applies and who pays, and never start work on a promise that a permit will follow.

Choosing and managing a contractor

• Get at least three written quotes with the same scope and compare materials, timelines and exclusions.
• Check licences, past projects and references, and visit a finished job.
• Pay in stages tied to completed work, and keep records of every payment and variation.
• Put the scope, schedule, payment plan, defects period and penalties in a written contract, ideally reviewed by a lawyer.
• Add a buffer, with one guide suggesting 30 to 50 percent on timelines, and expect monsoon delays to outdoor work.
• If you rent or lease, check what your contract allows before changing anything.

Land, ownership and work rules

Foreigners can generally hold a building on leased land through a registered right, but not the land itself. Read the leasehold and superficies guide first. If you manage a renovation as a business, such as for rentals or a guesthouse, you need the right visa and work permit. See the business guide and the pool villa guide for running costs afterwards.