How much does a modular home cost in Thailand?
A modular home from INK Homes starts at ฿2,900,000 excluding VAT for the 79 m² Sati M and ฿4,100,000 for the 113 m² Sati L. The starting price covers a move-in-ready home — structure, glazing, air conditioning, built-in furniture and appliances. Budget separately for land, 7% VAT, and preparing your site.
Cost is usually the first question people ask about building a home in Thailand, and the hardest one to answer from a listing. Many builders quote a figure per square metre that leaves out kitchens, air conditioning or furniture, which makes like-for-like comparison difficult. This guide sets out what INK's Sati homes cost, what the starting price includes, and the costs that sit outside it.
Every figure below comes from the current Sati catalogue. Prices are starting prices, quoted in Thai baht and excluding VAT, for a home built entirely in-house by one team, from foundation to final fitting. Your final figure depends on your land and any changes you make to the standard specification.
What does a Sati modular home cost in Thailand?
Sati M, a 79 m² one-bedroom home, starts from ฿2,900,000 excluding VAT and is built within four months from contract. Sati L, a 113 m² two-bedroom home, starts from ฿4,100,000 excluding VAT and is also built within four months. Both are single-storey pavilion homes with the same materials and finishes.
| Model | Area | Bedrooms | Bathrooms | Starting price | Build time |
|---|---|---|---|---|---|
| Sati M | 79 m² | 1 | 1 + guest toilet | ฿2,900,000 | Within 4 months from contract |
| Sati L | 113 m² | 2 | 2 + guest toilet | ฿4,100,000 | Within 4 months from contract |
Sati M measures 12.50 × 6.35 m and includes a walk-in closet. Sati L extends the same plan to 17.50 × 6.35 m, adding a second bedroom, a second bathroom and a storage room. Both have a 2.80 m ceiling. See the full specification on the Sati collection page.
What is included in the Sati starting price?
The Sati starting price covers everything needed to move in from the first day: a steel beam structure on a concrete foundation, Euro-standard aluminium window frames, 3+3 mm UV-protected laminated glass, a full air-conditioning system, built-in furniture in every room, kitchen appliances, and sanitary ware. Sati L adds its extra bedroom, bathroom and storage room.
- Structure and foundation — steel beam structure on a concrete foundation.
- Windows and glazing — Euro-standard aluminium frames in dark charcoal with 3+3 mm UV-protected laminated glass.
- Air conditioning — a full system, included as standard.
- Built-in furniture — every room fully fitted, including a built-in television cabinet and bedside tables.
- Kitchen — integrated hood, stove, built-in microwave, sink and tap, and a freestanding refrigerator.
- Bathrooms — travertine tile, coated marble countertops and Kohler sanitary ware.
Because the price is for a fitted home rather than a shell, it is not directly comparable with a per-square-metre construction quote. When you compare builders, check whether their figure includes the kitchen, air conditioning and furniture, or whether those arrive later as separate contracts.
Which costs sit outside the house price in Thailand?
Plan for four costs beyond the house: the land itself, VAT at 7% on the house price, transfer fees and taxes if you are buying land, and site-specific work such as ground preparation, access and utility connections. Site costs vary from plot to plot, so confirm them before you commit to a model.
VAT
Sati prices exclude value added tax, which the Revenue Department currently levies at 7%. With VAT, a Sati M at its starting price comes to ฿3,103,000 and a Sati L to ฿4,387,000.
Land and transfer costs
If you are buying land, the Department of Lands charges a transfer fee and associated taxes when ownership is registered. Who pays which charge is negotiated between buyer and seller, so agree it in writing. Foreign buyers should read our guide on whether foreigners can build a house in Thailand first.
Site preparation and utilities
Sloping or remote plots may need levelling, retaining work or an access track for delivery. Outside Bangkok, Nonthaburi and Samut Prakan, electricity connections are handled by the Provincial Electricity Authority, and water comes from the Provincial Waterworks Authority or a well. Ask about connection distances early.
What is the price per square metre of a Sati home?
At its starting price, Sati M works out at about ฿36,700 per square metre and Sati L at about ฿36,300 per square metre, both excluding VAT. The rate is almost identical across the two sizes because both are fitted to the same standard, so choose by the space you need rather than by unit cost.
The extra ฿1,200,000 for Sati L buys 34 m² more space, a second bedroom with its own bathroom, and a storage room. For a couple, Sati M is usually enough; for families, frequent guests or a home office, the larger plan tends to earn its keep.
How does build time affect the total cost of a home?
A shorter build reduces the costs that run while a home is unfinished: rent or hotel stays elsewhere, interest on construction finance, and trips to supervise the site. A Sati home is completed within four months from contract, against a year or more for many conventionally built houses of similar size.
INK builds faster by bringing every stage in-house rather than coordinating separate contractors for structure, joinery and finishing. Fewer handovers also mean fewer points where schedules slip and costs creep. Our guide to modular versus traditional construction explains the difference in more detail.
How do you get an accurate quote for your land?
Start with the Sati catalogue, then share your province, the type of project, and what you know about your land — size, slope, access and existing utilities. Those details determine site costs, which are the main variable beyond the starting price. INK takes on a maximum of three homes per quarter, so early conversations help with scheduling.
You can request the catalogue from the contact page, message INK on LINE at @inkhomes, or call +66-81-644-0275. Photos or a survey of the plot make the first conversation far more useful.
Key takeaways
- Sati M starts from ฿2,900,000 and Sati L from ฿4,100,000, both excluding 7% VAT.
- The starting price covers a fitted home: structure, glazing, air conditioning, built-in furniture, kitchen appliances and sanitary ware.
- Land, VAT, land transfer costs and site-specific work such as access and utility connections are budgeted separately.
- Both Sati sizes cost roughly ฿36,000–37,000 per square metre before VAT, so choose by the space you need.
- A build time of no more than four months from contract reduces carrying costs compared with a year-long conventional build.
Frequently asked questions
Is VAT included in INK's Sati prices?
No. Sati starting prices of ฿2,900,000 for Sati M and ฿4,100,000 for Sati L exclude value added tax, which is currently charged at 7% in Thailand. Including VAT, the starting prices come to ฿3,103,000 and ฿4,387,000 respectively. Land and site-specific work are also outside the starting price.
Does the price of a Sati home include furniture and appliances?
Yes. Every room is fully fitted with built-in furniture, and the kitchen includes an integrated hood, stove, built-in microwave, sink and tap, and a freestanding refrigerator. A full air-conditioning system and Kohler sanitary ware are included too, so the home is ready to live in from the first day.
Does the Sati price include land?
No. The starting price covers the home itself, built on your land. You will need to own or lease a suitable plot, and budget for any transfer fees and taxes if you are buying it. Site work such as levelling, access for delivery and utility connections depends on the plot.
How long does it take to build a Sati home?
Both the Sati M and the Sati L are completed within four months from contract. INK builds faster than a conventional chain of contractors because one team handles every stage, from foundation to final fitting, without handovers between separate companies.
Prices, specifications and build times are taken from the INK Homes SATI catalogue and are starting prices in Thai baht excluding VAT, current at the date shown. Final pricing depends on your site and specification. Tax and fee information is general guidance; confirm current rates with the Revenue Department and Department of Lands. Drafted with AI assistance from INK's published specifications. Published by INK Homes.