What's included in a per-square-meter house price — a checklist before comparing contractor quotes

The most common question is "how much per square meter to build a house?", but each contractor counts different work in their per-m² figure. One includes piles and MEP systems, another prices just the bare house, so the number looks cheaper even though you end up paying more. Before comparing prices, ask item by item what this price Total or doesn't include ​

1. Below-ground work and foundations

• Piles — type, length, number, and soil investigation cost
• Footings, ground beams and the ground floor slab
• Land filling, leveling and removing existing soil

2. MEP systems

• Electrical — number of outlets/switches/lights, panel, main cable from the meter, and the meter application
• Plumbing — supply pipes, drains, water pump, water tank
• Septic tank, inspection pits and drains around the house
• Pipes and provisions for air conditioners and water heaters

3. Roof and building envelope

• Roof structure (steel/timber), roofing, insulation, gutters
• Ceilings, walls, plaster, interior and exterior paint — what grade and how many coats
• Flooring for each room — specify the model or price per m² used in the quote

4. Doors, windows, bathroom and kitchen fittings

• Doors, frames, windows, glass, insect screens, knobs
• Sanitary ware, basins, faucets, showers — how many sets and at what price level
• Kitchen counters and sink (many contractors exclude these)

5. Documents and fees

• Design, engineering drawings and building permit fees
• Engineer supervision fees
• VAT — does this price include VAT?

6. Work around the house (often excluded)

• Fence, gate, driveway and parking area
• Drainage to the public sewer, exterior lighting
• Garden, landscaping around the house

Compare prices fairly

Have every contractor fill in the same table of what's included and what isn't, then add the price of excluded items before comparing. Ask for an itemized quotation (BOQ) instead of a single lump-sum price per m², and put every agreed item into the contract

Bhoon Kharn has an itemized quotation tool you can use as a common table for every contractor to fill in the same way, making comparisons far more accurate than per-m² prices