Hi,

I currently own a 2 storey house in Penang island that I will demolish to build a 2 1/2 storey bungalow..My buildup area is 25 X 47..I have secured a loan for RM250k for the project..Will it be enough?..I will post my floor and elevation plans shortly..

Please share your ideas and experience for my reference..

Thanks

This post has been edited by ameeyn: Jun 5 2009, 02:21 PM

Depends on the material you are using such as what type of wood, brick, window, paint and so on. I know several contractor and they estimate at least RM300k for the house only.

that's pretty expensive..

can bungalow be built on such a small buildup area?

bungalow means its a standalone building, not interconnected from one side (unlike Semi-D) or both (link houses). And I'm not wrong, at least 10 feet of land must be allocated on both side of the bungalow.

that would be a really small bungalow

I have build my own house before, that was 8 years ago. Build up around 4k ft2 and it costed me 600k thereabout. That was 8 years ago when the material costs was lower. With a budget of about 250k to 300k, it definitely won't be enough. For the structure, YES sufficient but not in liveable condition. You need to demolish the present structure which involve costs too.

There are by-law u need to abide too. Yr architect should know. Please, Please get the town board approval before you do anything!

Honestly speaking, it is no easy task.

Hope this will give u an idea what's coming your way.

A lot actually will depend on the materials used etc. I believe it can be done via modern construction techniques. Maybe you can check out PJ Development's acotec panels which can reduce your costs significantly.

yes..my house is a corner lot with a 10ft clearance on the left and a 20ft clearance on the right side..I'm only allowed to build a house with that size due to building line control..

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Added on June 3, 2009, 4:39 pmmedium laa..not rich maa

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Added on June 3, 2009, 4:43 pmyes i'm aware of the rules..my dad is planning to build it on his own meaning without engaging a contractor..according to land surveyor,by this way we can save up to 40% of the cost..anyone with experience building their own home?

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Added on June 3, 2009, 4:46 pmThanks bro..some supportive comments at last.I'll check it out..do you have any experience dealing with them?

This post has been edited by ameeyn: Jun 3 2009, 04:46 PM

They are basically suppliers and manufacturer of the pre-frabricated blocks. Normally they can advise on requirements based on your plans. These are load bearing materials used in constructions of many of their condos and has been in existence for over decades. The patent is from finland and ISO approved. Main factory is in Nilai but not too sure about the number. HQ number is 03-21621111. Good luck

You can also check out this link http://centertop.com/news20030111.htm

This post has been edited by tgeoklin: Jun 3 2009, 05:11 PM

Can the acotec be used to build fence wall? What is their price?

Can't remember the pricing as it was many years since I used them but its definitely cheaper than bricks then, everything being equal. Yes, you can use it as a fence wall.

My company firewall block this site, says it's porno site

Is the existing house a link house or a bungalow? When u say it's a corner lot.

Next, u need to get approval fr MPPP. After plan submission, it might take 9-12 mths. Not sure if things had speed up after PR took control.

I assume ur 24x63 is the area ur building would be erected. So multiply the area of 1512ft² x 2.5 = 3780ft².

On average of RM100/ft², you need at least RM378k to build the house with average finishings. And that estimation exclude demolishing the existing structure.

it's a old skool half brick,half wood house..it's not linked but single stand alone house..some of my friends told me that it's RM80/ft² now..and for the approval since PR took control its 142 days from the date of submission..

I don't understand how you would be able to build a house so cheaply. You'd still need to hire an architect to draw out the plans, a C&S engineer to sign off that the building is structurally sound and an M&E engineer for all the electrical and water services. All of that costs a significant amount of money already.

Exactly my feeling!

Being a 3 storey building, u may need to do piling & that's expensive!

Before u do anything, find out all the details first ! Budget first

The trick to save costs as what I did is , get the contacttor to do the structurer only! i.e. meaning no windows, no flooring, no doors, no whatever fittings. Buy those fittimgs yourself & get it done yourself. That would save u a lot of money .

If your dad wants to do it by himself, he needs to be full time there monitoring the workers. It gonna be very taxing for him. At least a 4 months job. Even so, I still can't see how u can do it with only 250k.

just my 2 cents opinion, no harm intended.

cheers

This post has been edited by tpleong: Jun 5 2009, 02:53 PM

the RM250K is excluding architect fee and all the appropriate engineer submission fees..the budget is for the house only

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Added on June 5, 2009, 12:29 pmI've checked with architect and according to him house area does not need piling works..he hasn't confirmed yet and will inform me after checking it out..by the way how much does piling cost actually?..is the wood cheaper or rc piling cheaper?

This post has been edited by ameeyn: Jun 5 2009, 12:29 PM

My wife's uncle build a bungalow for RM500k. That's the house only, excluding the land price.

wow..must be a luxurious bungalow..how many storey and what is the build up area of the house?

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Added on June 5, 2009, 2:20 pma bit of correction..my build up area will be 25ft x 47ft..

This post has been edited by ameeyn: Jun 5 2009, 02:20 PM

Anyway, the main thing I don't understand is why you need to rebuild it completely into a bungalow, especially when your land area is so small. Wouldn't it be much simpler to just extensively renovate it?

One of my neighbors basically did that. Bought a terrace house and basically knocked out almost all the walls (except for the ones that are shared with the neighbors obviously) and redid everything.

Are you just talking about this project empty-handed or do you already have the plans in hand? Because I sure would like to see what a 2 1/2 storey bungalow on such a small area is supposed to look like.

(Disclosure: I work for my family-owned construction contractor company and we specialize in building bungalows.)

You need to do soil test before u know whether u need to do piling. The cost is more or less the same. Depending on how many piles u need for yr structure. I used rc piling.

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Added on June 5, 2009, 2:59 pmJust FYI, I used 600k excluding land to build my house on a 10,000 sqft land 8 years ago. I even designed the house myself saving the designing cost plus I virtually bought all the house's fittings myself.


Wangkokyew,

which part of KK do u build most the bungalows....khidmat area?



This post has been edited by tpleong: Jun 5 2009, 02:59 PM

I'm new to the company because I was not previously involved in the family business, but they used to build bungalows in the Klang Valley area. Currently, we have moved to KK to participate in the Alamesra project opposite 1 Borneo. You should be able to see the ads plastered all across town.

Right...I am very familiar with KK although working in KL. Heard KK's properties price didn't drop even abit during this downturn.

My current house in a very bad condition..I have the basic house plan with me and waiting for the proper building plan from my architect..I'll post the house design and floor plan shortly..By the way why is everybody saying that my house will be so small?..There are a lot of houses with that size in Gelugor,Penang..Does anyone own a house with that size here?

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Added on June 5, 2009, 5:03 pmthat must be a very grand house..how much did it cost you for the piling back then?

This post has been edited by ameeyn: Jun 5 2009, 05:03 PM

With the current economic situation. Labour might be cheaper but material price is climbing steadily.

Trust me, RM80/ft² would get you sub-par finishing at best. We're talking about Penang island here. If you say places like Parit Buntar, Nibong Tebal, Tasek Gelugor, Sungai Dua, Kulim etc. Then RM80/ft² might be sufficient.

And remember, extremely high chance that you'd exceed your initial budget. Be prepared for it.

umm..how much do you think I will need then?

Let me tumpang your thread a little bid. I am always dreaming of building my house, but no money...

Anyway, just curious, will it cost a lot to rebuild a corner house(only 20x70 + 10' land)? I mean totally come up with new layout design. Here is my idea.

- knock down all walls
- rebuild w/ new design
- basically, use partition wall whenever possible, this way i can redesign my home again should i need to replan my layout! :-)

Just structurally, like what the other person has suggested to save money. How much would it cost a psf wise? Is it still 80-100psf? Here i am not talking about wiring/plumbing/ID. Just a bare unit house, almost like a shop lot, with only 4 walls, something like that.

Will it cost a lot more to raise the floor up 2-3'? LIke in US, most houses are built 2-3' up so that wiring, plumbing can be done easily. Sort of like rumah tinggi.

The footprint of your house (25' x 47') is small-medium size for a bungalow. Consider the fact that some of the larger terrace houses can have a footprint up to 22' x 45' (except they won't have land like yours). And many of the luxury semi-d's around would have a footprint bigger than yours - I saw a semi-d last week with a footprint of 35' x 50'. So hope you understand why some people comment that your bungalow is 'small'.

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Added on June 6, 2009, 10:09 pmNowadays, I think at least RM100-120 psf. And that is for lower end spec.

This post has been edited by jchong: Jun 6 2009, 10:09 PM

Are the floor and elevation plans ready ?

It costed me 20-30K just for the pilings.

Actually, am not trying to discourage u or anything, just want u to reliase that it is not that cheap & it involves a lot of hard work. It will be hell if the project stuck halfway b'cos of funding problem. In general, building yourself is expensive!

I'll double check with the contractor then..thanks for the input

Just to share my experience. I'm not building bungalow but extend my terrace house sideway by about 10'x39' double storey and 8'x20' single storey, and a back extension of 3'x20'. Structure + alum windows cost alone is about rm80k inclusive of 10 points 40' concrete piling costing rm5500. The structure cost seems cheap enough initially. When added porch, fences, plumbing, wiring, tiles, painting, plaster ceiling, grills, doors, locksets etc. in the end total cost without furnishing, curtains, kitchen cabinet, lighting, alarm, cctv, appliances, autogate etc. is about rm175k. This is just cement brick house with cheap white horse tiles and nippon paints. So if you've budgeted rm250k for structure only, be prepared to double that for everything else.

BTW, my house is in Bukit Tengah, Seberang Perai.

This post has been edited by kimyee73: Jun 10 2009, 02:27 PM

Another issue I would like to highlight is that IF your current house is NOT free from encumbrabces & u are applying the loan based on the new value of the house (after re-building) then ....it gonna cost u even more cos u have to do it thru one contractor ONLY & a certified one by the bank & most likely cost more.

This post has been edited by tpleong: Jun 10 2009, 02:43 PM

I'll check with the contractor..thanks bro

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Added on June 11, 2009, 9:35 amMy loan is already approved..

This post has been edited by ameeyn: Jun 11 2009, 09:35 AM

If the loan is approved for renovation, then the contract has to be awarded to ONE contractor only to do everything !

no bro..my loan is based on my previous house value

I thought basic construction cost hovers around RM130++ for link house, RM150++ for semi dd and RM200+ for bangalows

That depends on location, construction spec, quality of material, labor rate, profit margin etc. My contractor go for low margin high volume instead of high margin low volume. This will keep his workers occupied most of the time.

yeah..that was my tought as well

There's a limit on how much one can spend on structure. But no limit on finishing.

A small low cost flat, one can dump RM1mil just to renovate it if so wishes.

For landed houses, it depends on how big is the built up area, material & finishing.

very noob question

1. can we buy the land using bank loan, and then refinance/mortgage it to build the house on the land?

2. or we take loan from bank with the land cost plus with the house cost? based on market value of the bungalow surrounding the land

is it possible?
huhuhu

I believe you can finance the loan for the land & building cost together. You can tell your bank how much you need, and you must build it in certain time frame, usually within 2-3 years. However, your margin might be low, around 80%. Call your bank.

i think ts should reconsider
1. the size - maybe build a semi-d with the extra 10' land on one side
2. seriously do a cost estimate taking into consideration all the fiiting because i think for 250k u will be lucky to even get a 'low cost bungalow' which is not something u would want and regret later. believe me a decent looking bungalow will set you back triple that budget. i just did major reno to my semi-d and it cost me 300k with just extension to kitchen (18X10), other work is just replacing tiles, sinks, toilet bowls, windows, painting, lighting, koi pond(26k), wiring, plumbing, grill, cabinet. The concrete work alone cost 55k, the finishing is just above average, not top grade sumore

but i see the juru height bangalo, the seperate the cost for me to see, the land is 167K ++, and the house cost is just 350K ...
but they are mass production 1, so the price maybe different.

waaa... can do that meh??
ok.. wil try ask the bank
tq bro

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Added on August 20, 2009, 4:42 pmof coz lor, if buy more raw material at large quantity, of coz got cheaper price
then developer can sell cheap to buyer

but the developer always play around that margin to maximize their profit lor


This post has been edited by nextstream: Aug 20 2009, 04:42 PM