Construction budget
What will it cost to build on your land
Pick a building type and its dimensions to get a cost range straight away. To see what that range is made of, one genuinely measured house is broken into 85 items, each stating whether its quantity was measured or assumed and where its rate came from.
Quick estimate
Your house
Pick a building type, enter the dimensions, get a cost range straight away — the method the whole market uses, so it is also the number you will meet again when you approach contractors.
CONSTRUCTION COST range
Villa / garden house · 180 m²/floor · 1 storeys · Strip footing · Truss roof, tiled · No basement · Turnkey, good materials
2.01 – 2.69 bn
Converted area 324 – 396 m², at 6.2–6.8 million/m². The range is wide because both the coefficients and the rates are ranges in the sources themselves — not because of rounding.
This is the CONSTRUCTION cost, not the total capital. It excludes survey and design, loose furniture, appliances, permit fees and contingency. The itemised table below does include them — so do not compare the two figures before comparing their scope.
Massing from your choices
Storeys, roof, basement and balconies are drawn exactly as chosen. Width and floor height are proportions only — the page has no measurements for either, so the diagram carries no dimensions. It is a massing sketch, not a design; the three drawings in the itemised section belong to a genuinely measured house and are a different thing.
Architectural design fee
| NEOHouseP0190–110k/m² | 32.4 – 39.6 m |
| SHACP03180–200k/m² | 64.8 – 72 m |
Two practices quote nearly double one another for the SAME style. That is not a flaw in the table — the spread between practices is wider than the spread between styles, so get several quotes before committing.
Computed on the converted area above. A basic package usually covers architecture, structure, services and exterior visuals; interior 3D is separate. ⛔ These are private-practice market rates, NOT the consultancy norms of Article 31, Decree 10/2021.
How the converted area adds up
| Component | Area | Coefficient | Converted | Source |
|---|---|---|---|---|
| Strip footing | 180 m² | 20–50% | 36–90 | Q01 |
| 1 storey floor | 180 m² | 100% | 180 | Q01 |
| Truss roof, tiled | 180 m² | 60–70% | 108–126 | Q03 |
| Total converted | 324–396 | |||
Picking “pile footing” here selects a WAY OF PRICING, not a foundation type for the building.
The real foundation is an engineer's decision after a geotechnical survey. Every coefficient here is a contractor's commercial convention, not a technical specification.
Nor is this an estimate under Decree 10/2021, which is structured as direct cost · overhead · pre-tax profit · VAT, built on local unit-price schedules and quantities taken off a technical design. The package rates here already include labour, plant, overhead and contractor profit, so those must not be added again.
- B01 · Ministry of Construction — Decision 425/QĐ-BXD dated 30 March 2026
Construction investment rates for 2025 at Q4-2025 price levels, national average. Original unit 1,000 VND per m² of floor. Includes construction, equipment, project management, consultancy, certain other costs and 10% VAT.
moc.gov.vn/Images/FileVanBan/BXD_425-QD-BXD_30032026_Phuluc. - Q01 · batdongsan.com.vn — wiki on per-m² build cost rates
Conversion coefficients by component plus national average rates (shell 3.5 · turnkey 5.5 million/m²). No region and no specific date attached.
wiki.batdongsan.com.vn/wiki/cach-tinh-don-gia-xay-dung-theo- - Q02 · uptech.vn — house build cost calculator
Demo coefficients: pile footing 40%, each storey 100%, concrete roof 50%, basement 150%. Sample values from a tool demo, not a standard table.
uptech.vn/thiet-ke-website/xay-dung-kien-truc/du-toan-xay-nh - Q03 · NEOHouse — area calculation method
Pad footing 30-40%, strip footing 50-70%, tiled truss roof 60-70%. A contractor's commercial convention, not a foundation specification.
neohouse.vn/xay-nha-tron-goi-da-nang/ - P01 · NEOHouse — 2026 villa design fee rates
Modern VND 90,000–110,000/m²; neo-classical 130,000–145,000; classical 155,000–170,000. The package covers plans, 3D visuals, structure and services. Area is converted: storeys 100%, basement 120–210%, foundations 30–50%, roof 20–100%, yard and balcony 40–100%.
neohouse.vn/don-gia-thiet-ke-biet-thu/ - P02 · Thiết Kế Nhà 365 — 2026 townhouse design fee rates
Banded by area: 100–200 m² modern VND 150,000/m² (premium 210,000); 200–300 is 140,000; 300–400 is 130,000; above 400 is 120,000. Neo-classical adds 20,000/m². The basic package covers architecture, structure, services, exterior 3D and an estimate; the premium package adds interior 3D.
thietkenha365.vn/bao-gia/don-gia-thiet-ke-nha-pho/ - P03 · SHAC — 2026 modern villa design fees
Architecture VND 180,000–200,000/m², interiors 180,000–200,000/m². States that design fees typically run at 2–3% of total construction cost. For the SAME modern style this is nearly double NEOHouse — the spread between practices is wider than the spread between styles.
shac.vn/chi-phi-thiet-ke-biet-thu-hien-dai-2026-bao-nhieu-1m - P04 · Xây Nhà Sài Gòn — how design fees are calculated
Formula: rate (VND/m²) × construction area; e.g. a 200 m² townhouse at 180,000/m² gives VND 36 million. Fee area coefficients: house 100%, strip footing 50%, covered balcony 70%, roof terrace with beams 70%.
xaynhasaigon.vn/kinh-nghiem-xay-nha/tinh-chi-phi-thiet-ke-ki
A low-rise house on a generous plot, usually a pitched tiled roof on strip footings. The fields below are preset for this type; change any of them freely.
Includes good-grade finishing materials. Da Nang rate, tax excluded. Source S02.
What the number rests on
Every line opens up
A single total helps nobody decide. What helps is knowing which part is priced, which part is money set aside, and what changing your mind would cost.
- 85
- separately itemised lines
- 17
- public price sources with links
- 224
- m² measured from drawings, not inferred from a rate per m²
- 2
- independent methods that cross-check each other
Itemised breakdown
One measured template, itemised into 85 lines
The range above answers "how much". This part answers "of what" — a single-storey garden house, 3 bedrooms with real drawings and measured quantities, every line stating its price source and what is still an allowance. Exports to Excel and CAD.
NBRE
Construction budget — planning issue
Single-storey garden house, 3 bedrooms · 224 m² · base tier · p06-2026-10-08
A PLANNING ESTIMATE, NOT A CONTRACT QUOTATION. The tax line is a HOLDING SUM, not tax payable. Foundations and frame are ALLOWANCES, not take-offs. The drawings are an architectural massing, not construction documents.
Indicative budget
VND 4.61bn
4,611,667,399 ₫
85 of 85 items are priced. This is a planning estimate built on sourced reference prices, not a contract quotation.
Take it with you
Files are generated on your own device from exactly the configuration on screen — nothing is uploaded and no details are required. The spreadsheet carries real formulas: change a rate in Excel and the total follows.
The .dxf is the PA04 template in millimetres with Y up — it opens straight in AutoCAD. It is an architectural massing for an architect to start from, not a structural drawing.
Nine cost groups
| 120,000,000 | |
| 1,203,532,100 | |
| 328,974,996 | |
| 889,885,878 | |
| 323,960,000 | |
| 333,933,000 | |
| 171,140,000 | |
| 279,000,000 | |
| 70,000,000 | |
| Subtotal, 85 items | 3,720,425,974 |
Reserves added
| 10% tax holding sumThe reference quotations do not confirm a tax rate. This is a budgeting holding sum, not tax payable. | 335,635,298 |
| Dedicated foundation reserveNo geotechnical survey yet. Held OUTSIDE the general contingency. | 150,000,000 |
| 10% general contingency | 405,606,127 |
| Total budget | 4,611,667,399 |
Not included
- — Finishing the remaining 500 m²
- — Fencing the full plot boundary
- — Deep ground treatment beyond the holding reserve
- — Structural and detailed services design, and a construction-ready document set.
Prices recorded on 8 October 2026 under price book p06-2026-10-08. Benchmarks come from 10 public sources with links; open any line to see its source and the scope that rate applies to.
Request a survey and a design-based quotationTechnical notes
- Drawn from the very coordinate set that produces the quantities — the drawing and the figures share one source and cannot drift apart.
- Door swing is not shown: the coordinate data carries no hinge information.
- This is an architectural massing, not a structural drawing.
door openingwindow opening
Basis
The surveyed coordinate set of model PA04
Scale
Not to scale
Units
mm
Stage
Preliminary · not for construction
Drawn by
NBRE · nambason.com
Technical notes
- Extracted from the dossier's 3D model, not an illustration: each block is a true height range of one group of members.
- Levels are referred to ±0.00 at the veranda floor. Ridge +9.00 m, plinth +1.05 m.
- Architectural massing, not a structural set: no build-ups, no reinforcement, no finished levels per layer.
- PA04 is a genuinely measured house, a different thing from the model generated from your own dimensions above.
Basis
The PA04 dossier's own 3D model
Scale
Not to scale
Units
mm
Stage
Preliminary · not for construction
Drawn by
NBRE · nambason.com
Technical notes
- Section plane B–B at X = 8.000 m. Every line is a TRUE intersection of the model with that plane.
- Dimensions in millimetres, measured clear between wall faces.
- Levels are referred to ±0.00 at the veranda floor.
- Architectural massing, not a structural set: no beams, slabs, foundations or stair details.
Basis
The PA04 dossier's own 3D model
Scale
Not to scale
Units
mm
Stage
Preliminary · not for construction
Drawn by
NBRE · nambason.com
Cross-reference
The six components of a statutory estimate, and where this table sits
Where this page has nothing, the slot stays empty rather than carrying a plausible-looking percentage dressed up as authority.
Open the six-component cross-reference
1. Construction costcovered
Direct cost (materials · labour · plant) + overhead + pre-tax profit + VAT — Circular 11/2021/TT-BXD
Covered here, but by a different route: contractor package rates rather than a materials · labour · plant take-off multiplied by coefficients. The two methods are mutually exclusive; they cannot be stacked.
Matching groups in the table: Structural shell · Roof system · Architectural finishes · Electrical, plumbing, air conditioning · Front yard and gate · Connections and handover
2. Equipment costpartial
Procurement, fabrication and installation of equipment
The table includes joinery and appliances. Note that loose domestic furniture normally falls outside the statutory equipment line — it is grouped here so the buyer sees the full sum to prepare, not to satisfy the statutory classification.
Matching groups in the table: Joinery and furniture · Appliances and white goods
3. Project management costnot covered
Article 30, Decree 10/2021/ND-CP · percentage norms published by the Ministry of Construction
NOT IN THIS TABLE. A privately managed single house usually does not separate this line, but engaging a project manager adds it. The percentage depends on the type and grade of works — this page cannot look that up; ask a consultant.
4. Consultancy costpartial
Article 31, Decree 10/2021/ND-CP · survey, design, appraisal, supervision
The table carries three allowances for survey, design and supervision — planning sums, not the percentage norms of Article 31. Design and estimate appraisal are not included.
Matching groups in the table: Survey and design
5. Other costspartial
Fees, appraisal, insurance, testing, utility connections
The table holds a sum for utility connections and fees. Building permit fees, works insurance and appraisal charges are not included; these depend on the locality.
Matching groups in the table: Connections and handover
6. Contingencypartial
Contingency for variations plus for price escalation
The table carries a 10% general contingency plus a dedicated foundation reserve. It has NO escalation contingency — that depends on the construction programme and price indices, neither of which is known at this stage.
These two methods cannot be added together.
An estimate under Decree 10/2021 takes off materials, labour and plant separately before applying overhead and pre-tax profit coefficients. The rates on this page are contractor PACKAGE rates — labour, plant, overhead and profit are already inside them. Adding an “overhead” layer on top double-counts, and the result looks thoroughly professional, so nobody catches it by eye.
A statutory estimate needs three things this page does not have: a frozen technical design, the Ministry's norm set, and the province's quarterly material price bulletin. All three arrive only once a design practice is engaged — which is why the next step is a survey and a design appointment, not a finer calculation.
Price sources
Ten price benchmarks for the itemised table, each with its limits
Other companies' publicly listed prices, recorded 8 October 2026. None is a quotation issued for this project — so each is reproduced with its own conditions.
Open the list of ten price benchmarks
S01 · Tân Phú Thành — structural shell, Đà Nẵng
VND 3.60 m/m² for the shell; rough services charged separately at 0.45-0.55 m/m²; tax excluded. A conditional townhouse rate, not a quotation for this villa.
www.tanphuthanh.vn/dich-vu/bao-gia-xay-dung-phan-tho-da-nang-chiS02 · BA Design — turnkey build package, Đà Nẵng
Shell plus finishing labour 3.6-4.2; good turnkey 6.2-6.8; premium 7-8.5 million/m². Scope and the chargeable area both need confirming.
ba-design.vn/xay-nha-tron-goi-tai-da-nang/S03 · Nhà Việt — tiled roofing
Zinc-aluminium frame VND 345,000/m²; galvanised box steel VND 445,000/m². A southern region rate used only as a benchmark; this roof's build-up is not yet calculated.
xaydungsuachuanhaviet.vn/gia-lop-mai-ngoi.htmlS04 · Mộc Đẹp / Thuận Phú — ironwood doors
African iroko VND 6.5 m/m² including hinges, labour and PU finish. Multi-leaf doors and windows must be quoted separately against the design. Delivery terms to the project location are not confirmed.
mocdep.vn/cua-go-lim/S05 · Thiện Quý — interior fit-out, Đà Nẵng
MDF bed VND 4-4.8 m each; wardrobe VND 2 m/m² of elevation; dressing table VND 1.7 m. Used as the low-tier benchmark.
noithatthienquy.com.vn/bang-gia-thi-cong-noi-that-phong-ngu-tai-S06 · Thuận Phát — American oak kitchen SM04
From VND 7.2 m per double linear metre of upper and lower units; excludes stone, glass, smart hardware and appliances. Different region — requires measurement and a fresh quotation.
noithatthuanphat.vn/mau-bep-go-soi-my-sm04-pr578.htmlS07 · Thế Giới Đệm Online — Liên Á Classic
160 × 200 cm: 5 cm thick VND 5.922 m; 10 cm VND 8.991 m; 15 cm VND 12.978 m at the displayed promotional price.
thegioidemonline.vn/dem-cao-su-lien-a-classic.htmlS08 · Điện Máy Xanh — Daikin air conditioner
ATKB35ZVMV 1.5 HP: VND 13.49 m per the retailer's search results; price and installation depend on the delivery address.
www.dienmayxanh.com/may-lanh/daikin-inverter-1-5-hp-atkb35zvmvS09 · Điện Máy Xanh — Panasonic refrigerator
NR-BX471GPKV, 417 litres: VND 16.14 m per the sales listing; stock and the price at the project location both need confirming.
www.dienmayxanh.com/tu-lanh-panasonic-tu-401-500-litS10 · NEOHouse — area calculation method
Pad foundations 30-40%, strip foundations 50-70%, tiled truss roof 60-70%. These are contractors' commercial conventions, not a foundation specification.
neohouse.vn/xay-nha-tron-goi-da-nang/
Limits
Four things this table does not say
This is not a quotation
No contractor has committed to these figures. They are public reference prices plus planning allowances, meant to tell you roughly where you stand before you go and ask for real quotations.
The 10% tax line is a holding sum
The reference quotations do not confirm a tax rate, so the table holds 10% against the unclear lines and says plainly that it is unclear. It is not tax payable.
Foundations and frame are allowances, not take-offs
Without a geotechnical survey nobody can take off concrete and steel. Those two lines are money set aside, not a choice of foundation type — and certainly not a basis for ordering reinforcement.
Changing the area enlarges rooms, it does not add them
The template keeps its three bedrooms and two bathrooms. Floor and roof coverage scale with area, wall-bound work scales with perimeter, and doors and equipment do not scale at all. Every line states which rule applies to it.
A private meeting
From an estimate to a real number
The next step is not a finer calculation but a boundary and geotechnical survey, then a frozen design. Only then do foundations, frame and roof turn into real quantities instead of allowances.
Request a survey and advice