Grade-4 House Construction Cost 2026 — Turnkey Price by Area & Design
Grade-4 (single-floor) house construction cost in 2026 ranges from 350M to over 1 billion VND depending on area, roof style, finishing tier, and region. This article covers unit prices per investment tier, detailed line-item breakdown, and cost comparisons across 60m² to 120m² — so you can plan finances with precision.
Use our house cost estimator — pick the "Grade-4" template and enter area for a real VLXD-price-based estimate.
1. Grade-4 Unit Prices 2026
Grade-4 unit prices apply to converted construction area (including conversion factors for foundation, roof, yard). Three common tiers:
| Tier | Unit price (VND/m²) | Includes |
|---|---|---|
| Budget | 4,600,000 – 5,100,000 | Metal roof, basic ceramic floor, interior paint, standard aluminum doors, domestic sanitary |
| Standard | 5,200,000 – 5,800,000 | Tile/RC roof, granite floor, exterior paint, aluminum-glass doors, TOTO/Inax sanitary |
| Premium | 6,300,000 – 7,300,000 | Flat Thai tile, imported tiles, gypsum ceiling, Xingfa doors, premium sanitary |
Shell + labor only: 3,200,000 – 3,800,000 VND/m² (excludes finishing). See the 2026 house price list for townhouse and villa comparisons.
2. Grade-4 Cost by Area
Summary of grade-4 construction cost for popular lot sizes at standard tier (~5,500,000 VND/m²). Converted area includes foundation, roof, and yard factors (see construction area formulas).
| Lot area | Converted area (est.) | Budget tier | Standard tier | Premium tier |
|---|---|---|---|---|
| 60m² | ~130m² | 600M – 665M | 680M – 755M | 820M – 950M |
| 80m² | ~175m² | 805M – 895M | 910M – 1,015M | 1,100M – 1,280M |
| 100m² | ~218m² | 1,000M – 1,110M | 1,135M – 1,265M | 1,375M – 1,590M |
| 120m² | ~260m² | 1,195M – 1,325M | 1,350M – 1,510M | 1,640M – 1,900M |
| 150m² | ~320m² | 1,470M – 1,630M | 1,660M – 1,855M | 2,015M – 2,335M |
Excludes land, permits, architectural design, and furniture. Reserve an extra 10–15% for contingencies.
3. Cost by Roof Type
Roof style strongly affects total cost. For a 100m² house, the gap between metal and Thai tile roofs can hit 150–250M VND.
| Roof type | Roof factor | Roof-only cost (100m²) | Total cost for 100m² house |
|---|---|---|---|
| Metal sheet | 30% | 15M – 25M | 500M – 700M |
| Flat (RC slab) | 50% | 40M – 60M | 600M – 870M |
| Skillion / Japanese-style | 50–70% | 30M – 50M | 550M – 800M |
| Thai tile | 70% | 50M – 70M | 650M – 950M |
More on each roof type: Grade-4 house guide.
4. Line-Item Cost Breakdown
Detailed breakdown for a 100m² Thai-roof grade-4 house, standard tier (~750M total):
| Line item | Share | Estimated cost | Description |
|---|---|---|---|
| Foundation | 15–18% | 115M – 135M | Excavation, concrete, rebar, foundation walls |
| Superstructure (walls, columns, beams) | 25–28% | 190M – 210M | Walls, poured columns, tie-beams, lintels |
| Roof | 12–15% | 90M – 110M | Steel truss, Thai tile, purlins, fascia |
| Plaster + paint | 10–12% | 75M – 90M | Interior + exterior plaster, primer, topcoat |
| Tile | 8–10% | 60M – 75M | Granite floor, WC/kitchen wall tile |
| Electrical | 5–6% | 38M – 45M | Wire, conduit, breaker, outlets, switches, lights |
| Plumbing | 4–5% | 30M – 38M | Pipes, tank, taps, sinks, toilets, showers |
| Doors | 6–8% | 45M – 60M | Main door, interior doors, aluminum windows |
| Ceiling | 3–4% | 23M – 30M | Gypsum or PVC (by tier) |
| Design + permit | 3–5% | 20M – 35M | Architectural, structural drawings, permit fees |
| Total | 100% | ~750M |
5. Cost by Region
Labor and material prices vary by region. Example for a 100m² Thai-roof grade-4, standard tier:
| Region | Estimated cost | Comment |
|---|---|---|
| Ho Chi Minh City | 800M – 950M | Most expensive (high labor + transport) |
| Hanoi | 750M – 900M | High (matches HCMC) |
| Da Nang, Hai Phong | 700M – 850M | Mid-high |
| Southeast provinces | 650M – 800M | Average |
| Rural North | 600M – 750M | 15–20% cheaper |
| Rural Mekong Delta | 650M – 800M | Sand is expensive, weak soil needs piles |
Note for Mekong Delta: Many areas have weak soil requiring pile foundations, which can double or triple foundation cost vs standard strip footing.
6. Shell vs Turnkey
Option 1: Shell + DIY finishing
Contract a crew for shell (foundation, walls, roof), then hire separate trades or source material yourself for finishing.
- Shell unit price: 3,200,000 – 3,800,000 VND/m²
- Example 100m² house (218m² converted): 700M – 830M (shell) + 250M – 400M (finishing) = 950M – 1.23B VND
- Pros: control finishing material quality, flexible budget
- Cons: time-intensive to manage, may cost more if buying in small lots
Option 2: Turnkey (move-in ready)
Contractor handles everything from shell to finishing. Owner picks material options within the package.
- Turnkey unit price: 5,200,000 – 7,300,000 VND/m²
- Example 100m² house (218m² converted): 1,135M – 1,590M VND
- Pros: convenient, single point of contact, faster timeline
- Cons: less control over material quality, must trust the contractor
Recommendation: If you have time and material knowledge, DIY buying key materials saves 10–15%. Track prices at Vật Giá Top to time purchases.
7. Concrete Estimate: 100m² Thai-Roof Grade-4
Material estimate for a 100m² Thai-roof grade-4 house, standard tier, provincial area:
| Material | Quantity | Unit price | Subtotal |
|---|---|---|---|
| PCB40 cement (50kg bag) | 180 bags (~9 tons) | 95,000 VND/bag | 17,100,000 |
| Steel D10–D16 | 2,000 kg | 15,000 VND/kg | 30,000,000 |
| Masonry sand | 35 m³ | 300,000 VND/m³ | 10,500,000 |
| Stone 1×2 | 18 m³ | 350,000 VND/m³ | 6,300,000 |
| Hollow brick | 18,000 units | 1,100 VND/unit | 19,800,000 |
| Granite floor tile 60×60 | 110 m² | 250,000 VND/m² | 27,500,000 |
| Thai concrete roof tile | 1,200 units | 8,500 VND/unit | 10,200,000 |
| Galvanized steel truss | 1 set (100m²) | lump sum | 35,000,000 |
| Interior paint (Dulux) | 80 liters | 150,000 VND/liter | 12,000,000 |
| Exterior paint (Dulux) | 40 liters | 200,000 VND/liter | 8,000,000 |
| Aluminum-glass doors (Xingfa) | 25 m² | 1,000,000 VND/m² | 25,000,000 |
| Electrical (lump sum) | 1 set | lump sum | 40,000,000 |
| Plumbing + sanitary | 1 set | lump sum | 35,000,000 |
| PVC ceiling | 100 m² | 180,000 VND/m² | 18,000,000 |
| Labor (all) | 218 m² converted | 1,600,000 VND/m² | 348,800,000 |
| Material + labor subtotal | ~643M | ||
| Design + permit | 25,000,000 | ||
| Contingency (10%) | 66,800,000 | ||
| GRAND TOTAL | ~735M VND |
Reference prices at Q1/2026. Check the latest rates at VLXD prices today.
8. How to Compute Grade-4 Cost Accurately
To compute grade-4 house cost accurately, 3 steps:
Step 1: Compute converted construction area
Don't multiply unit price by lot area! Use the converted area that includes conversion factors for foundation, roof, yard, porch. See construction area formulas.
Shortcut for grade-4:
• Metal roof: × 1.5
• Flat roof: × 1.8
• Thai roof: × 2.2
Step 2: Pick the right unit price
Based on investment tier (budget / standard / premium) and region. Multiply unit price by converted area.
Step 3: Add auxiliary costs
- Architectural design: 15M – 40M VND
- Building permit: 3M – 10M VND
- Contingency: 10–15% of total
Or simply use our house cost estimator — enter area and province, and the system computes everything.
9. Cost-Saving Tips
9.1. Pick metal roof over tile roof
Saves 30–50M VND on roof cost. But invest in insulated ceiling (gypsum + fiberglass) to keep summer cool. Net savings: 15–30M VND.
9.2. Buy key materials yourself
Buy steel, cement, and brick directly from tier-1 distributors using prices at Vật Giá Top. Saves 5–10% vs letting the contractor source them (skips the middleman markup).
9.3. Build in dry season
Dry-season construction (Nov–Apr in the South, Mar–Aug in the North) is 20–30% faster, reduces idle labor cost and rain-related material waste.
9.4. Simple, rectangular design
A plain rectangular footprint is 10–15% cheaper than L- or U-shape (fewer corners, less material and labor). Simple roofs (2-slope) are cheaper than complex roofs (4-slope, multi-ridge).
9.5. Finish in stages
You don't need to finish 100% up front. Build shell + finish main rooms (living, bedroom, WC), then complete the rest when budget allows.
10. FAQ
How much does a 60m² grade-4 house cost?
Budget (metal roof): 350M – 450M VND. Standard (tile roof): 450M – 550M VND. Premium (Thai roof): 550M – 700M VND.
How much does a 100m² grade-4 house cost?
Budget: 500M – 700M VND. Standard: 650M – 850M VND. Premium: 850M – 1.2B VND. More: 100m² house cost.
How much is grade-4 labor?
Labor only (no materials): 1,500,000 – 1,700,000 VND/m² converted. Labor typically accounts for 35–40% of total grade-4 cost.
Hire a contractor or DIY?
Grade-4 structure is simple, so many families hire workers directly. DIY saves 15–25% (no contractor markup) but requires site-supervision experience. If inexperienced, hire a reputable contractor.
Enter area, pick "Grade-4" and province — our estimator uses real local VLXD prices.
11. Related Articles
- Grade-4 house guide — design-to-build workflow
- 100m² house cost — compare grade-4, townhouse, villa
- 2026 house price list — turnkey and shell unit prices
- Construction area formulas — accurate conversion factors
- Construction material prices — across 34 provinces
- House sketch tool — drag-drop rooms & estimate