Greystone construction knowledge
Information needed before pricing a new villa.
A practical briefing guide for owners who want a more useful first pricing conversation for a new-build villa in Phuket or Phang Nga.
A meaningful construction price depends on more than a floor-area figure. The site, design status, structural and services information, expected finish, approvals and delivery constraints all affect what can be priced and how much uncertainty remains.
If important information is not yet available, begin with a feasibility or pre-construction review rather than treating an early allowance as a fixed construction price.
Site information
Start with the land and access conditions.
The same villa design can require a different construction approach on a level serviced plot, a steep site or land with restricted access. Early pricing should identify what is known and what still needs investigation.
Location and boundaries
Site location, land-title information, boundary or topographical surveys and known easements.
Ground and levels
Contours, drainage, visible ground conditions and any available geotechnical information.
Access and utilities
Road width, material access, temporary works, electricity, water and wastewater arrangements.
Design and approvals
State what has been designed—and to what level.
Concept images, planning drawings and coordinated construction documents support different levels of pricing. Label the status of every drawing so the estimator can distinguish confirmed information from design intent.
- Architecture: plans, elevations, sections, schedules and room requirements.
- Structure: structural concept, calculations or issued drawings where available.
- Building services: electrical, plumbing, drainage, air-conditioning, pool and specialist systems.
- Approvals: authority, estate, environmental or other review status and known conditions.
Scope and specification
Define what the price should include.
A useful comparison requires the same scope boundaries and quality expectations. Record the accommodation, external works, pool, landscape, fixed furniture, equipment and professional responsibilities expected within the price.
Area and accommodation
Floor areas, room schedule, storeys, terraces, parking, staff and service spaces.
Finish level
Material references, sanitaryware, windows, doors, joinery, lighting and equipment expectations.
External scope
Pool, decks, boundary works, landscaping, drainage, utilities and site infrastructure.
Commercial basis
Required inclusions, exclusions, provisional items, taxes, currency and decision responsibilities.
New-villa pricing checklist
Prepare these six information groups.
Not every item must be complete before the first conversation. Identifying the missing items makes the limitations of an early price clear.
- 01
Site information
Location, title or survey information, levels, ground, access and available utilities.
- 02
Drawing set and status
Architectural, structural and services documents, each labelled concept, approval or construction issue.
- 03
Area and room schedule
Enclosed and external areas plus the intended accommodation and supporting spaces.
- 04
Specification references
Expected finish level, material selections and key equipment or system requirements.
- 05
Approvals and constraints
Known authority, estate, environmental, access or neighbour conditions.
- 06
Budget, programme and decisions
Working budget context, target timing and who will approve scope, design and cost.
See how new-villa scopes differ.
These Greystone project stories show how design, infrastructure, structural work, building services and finishes combine into different construction scopes.
Villas Aelita
A recorded Phuket villa project connecting design decisions with construction delivery.
Adina Villas
A recorded design-and-build scope covering infrastructure, villas, pools and coordinated finishes.
Private Villa Kamala
A recorded oceanfront villa project in Kamala, Phuket.
A practical next step
Share what is known—and identify what is not.
Greystone can review the available information, identify the gaps affecting pricing and recommend the next useful design, investigation or pre-construction step.
