Guide
How much does it cost to build a villa in Koh Samui in 2026?
In 2026, building a villa in Koh Samui costs on average 20,000 to 38,000 THB per m² depending on the finish level, pool and outdoor works included, land excluded. A 180 m² villa with a premium finish comes to about 5.0 to 5.8 million THB.
By Jérémy Couture, co-founder of Lynca Samui · Updated 1 October 2026
Price per m² by finish level
These ranges are average prices seen on the island for a new villa. They include construction, the pool and outdoor works.
| Finish level | Average price per m² |
|---|---|
| Standard | 20,000 to 28,000 THB/m² |
| Premium | 28,000 to 32,000 THB/m² |
| Luxury | 32,000 to 38,000 THB/m² |
Worked examples by size
Construction budget in millions of THB, for four common living areas.
| Living area | Standard | Premium | Luxury |
|---|---|---|---|
| 120 m² | 2.4 to 3.4 | 3.4 to 3.8 | 3.8 to 4.6 |
| 180 m² | 3.6 to 5.0 | 5.0 to 5.8 | 5.8 to 6.8 |
| 250 m² | 5.0 to 7.0 | 7.0 to 8.0 | 8.0 to 9.5 |
| 350 m² | 7.0 to 9.8 | 9.8 to 11.2 | 11.2 to 13.3 |
Average prices seen in 2026, given as a guide. Every project is priced from drawings.
What the price includes, and what it does not
Included
- Construction of the villa
- The pool
- Outdoor works
Not included
- The land or the land lease
- Furniture
- Project management fees
What moves the price
- Finish level
- This is the first factor: the price per m² nearly doubles between a standard finish and a luxury finish.
- Size and number of floors
- A two-storey villa needs a heavier structure than a single-storey villa of the same area.
- The land
- A sloping or hard-to-reach plot adds to the foundations, retaining walls and site logistics.
- Pool and outdoor works
- Their size weighs directly on the total, since they are part of the average price per m².
How a build is paid for
A typical contract sets eight stages tied to real progress on site. The principle to keep: a stage is paid only once the matching work has been checked on site.
| Stage | Milestone | Share | Total |
|---|---|---|---|
| 01 | Contract signed, deposit | 20% | 20% |
| 02 | Setting out | 10% | 30% |
| 03 | Foundations, ground floor slab | 10% | 40% |
| 04 | Structure, beams, pool shell | 15% | 55% |
| 05 | Roof | 15% | 70% |
| 06 | Masonry and render | 15% | 85% |
| 07 | Interior finishes, joinery | 10% | 95% |
| 08 | Handover once snags are cleared | 5% | 100% |
Project management fees
Lynca Samui is not the builder: we represent the owner and check the build. Our fees come on top of the construction budget.
| Site monitoring only | from 25,000 THB per month |
|---|---|
| A to Z project | 8 to 12% of construction cost |
| Investor development | on quote |
Example: for a 180 m² villa with a premium finish, the fees for an A to Z project come to 403,000 to 691,000 THB.
Three precautions before you sign
- Ask for a quote broken down by trade. A single price per m² lets you neither compare two builders nor check what is delivered.
- Tie every payment to a milestone. A schedule based on real progress keeps you from paying ahead of work that does not exist.
- Have it checked before you pay. An independent look at the rebar or the levels costs little compared with redoing work after the pour.
Frequently asked questions
- Does the price per m² include the pool?
- Yes. The ranges given are overall average prices that include the pool and outdoor works. Land and furniture are not included.
- What budget for a 3-bedroom villa?
- For a 180 m² villa, allow 3.6 to 5.0 million THB with a standard finish, 5.0 to 5.8 million with a premium finish and 5.8 to 6.8 million with a luxury finish, land excluded.
- Can I get a firm price without drawings?
- No. A range per m² gives an order of magnitude. A firm quote requires architect drawings and a finishes specification.