How Much Will It Cost to Build My House? (Total Budget Range Guide for 2026)
- Gabriel Mikael
- 2 days ago
- 3 min read
If you already own a lot, the biggest question is simple: “How much will it cost to build my house—total?
The most accurate answer comes from breaking your budget into
(1) construction cost
(2) outside-the-contract costs
(3) contingency.
This guide gives you a realistic budget range so you can plan without surprises.
A safe way to estimate your total budget is:
TOTAL BUDGET = Construction Cost + Outside Costs + Contingency
Most lot owners should plan:
Construction cost: ~70%–85% of total budget
Outside costs (permits, design, utilities, siteworks gaps): ~8%–18%
Contingency: 8%–12% (higher for slope/soft soil/remote sites)
Step 1: Estimate Your Construction Cost (Cost per sqm)
Your biggest driver is floor area and finish level. In Cagayan de Oro (and similar PH cities), a practical planning guide for 2026:
Construction-only planning ranges (₱/sqm)
BARE / Shell: ₱20,000–₱26,000 per sqm(Structure + roof + exterior weather-tight; interiors still need finishing)
BASIC: ₱26,000–₱30,000 per sqm(Simple, livable finishes, practical fixtures)
STANDARD: ₱30,000–₱35,000 per sqm(Better tiles, ceilings, paint system, mid-tier fixtures)
PREMIUM: ₱36,000–₱45,000+ per sqm(Higher-end finishes, more detail work, premium fixtures)
Quick sample budgets (construction only)
If your target house is 80 sqm:
Bare: ₱1.60M–₱2.08M
Basic: ₱2.08M–₱2.40M
Standard: ₱2.40M–₱2.80M
Premium: ₱2.88M–₱3.60M+
If your target house is 100 sqm:
Bare: ₱2.00M–₱2.60M
Basic: ₱2.60M–₱3.00M
Standard: ₱3.00M–₱3.50M
Premium: ₱3.60M–₱4.50M+
Rule that saves you money: If your budget is fixed, control your sqm first, then choose finishes.
Step 2: Add the “Outside-the-Contract” Costs
(Most People Forget These)
Even when a contractor manages the build, there are costs that may not be inside the build contract unless clearly included:
Common outside costs to budget for
Architect + Engineer design package (concept to signed/sealed plans)
Permits + government fees (building permit, ancillary permits)
Soil test / topographic survey (recommended for risk control)
Utility applications (water, power, internet readiness)
Fencing/temporary works (site security, temporary power/water)
Hauling & disposal beyond allowance (excavation spoil, debris)
Furniture, appliances, cabinetry upgrades (often excluded)
Gate, landscaping, driveway finishes (commonly optional)
Planning range (simple guide)
Small straightforward build: add 8%–12% of construction cost
More complex site/design: add 12%–18%
Step 3: Add Contingency (This Prevents Budget Blowouts)
Contingency is not “extra money to spend.” It’s protection.
Recommended contingency
Flat lot, easy access: 8%–10%
Sloped lot / soft soil / tight access: 10%–15%
Fast-track timeline or frequent design changes: add more buffer
A Simple Total Budget Example (Realistic Planning)
Let’s say you want a 90 sqm STANDARD home:
Construction cost: 90 sqm × ₱30k–₱35k = ₱2.70M–₱3.15M
Outside costs (10%–15%): ₱270k–₱470k
Contingency (10%): ₱270k–₱315k
✅ Total realistic budget range: ₱3.24M–₱3.94M
This is why many “₱2.5M house” expectations break—because the estimate ignored outside costs and contingency.
What Makes the Budget Jump Fast?
If you want to stay on budget, watch these:
Roof design (complex roof lines = more materials + labor)
Bathrooms & kitchen (fixtures + waterproofing + tile upgrades)
Windows & doors (quantity + specs + glass type)
Ceiling height and wall height
Stairs (if 2-storey)
Siteworks (excavation, retaining wall, drainage)
Finish upgrades (tiles, lighting, paint system, cabinetry)
How to Get an Accurate Cost for Your Lot (Fast)
To price your house correctly, you need these basics:
Lot size + location
Desired floor area (sqm)
Number of bedrooms/bathrooms
Storeys (bungalow or 2-storey)
Finish level (Basic/Standard/Premium)
Site condition (flat/slope, soil, access road)
Once these are clear, you can request:
A detailed BOQ
A written inclusion/exclusion list
A milestone payment schedule
A timeline with realistic buffers
How much does it cost to build a house in Cagayan de Oro?
Most 2026 builds typically fall within ₱20k–₱45k+ per sqm for construction, depending on finish level, then add outside costs and contingency for the true total.
What’s the safest way to estimate total house budget?
Compute construction (sqm × rate) then add 8%–18% outside costs and 8%–12% contingency.
Is cost per sqm accurate?
It’s a good planning tool, but final cost depends heavily on design complexity, siteworks, and finish selections. BOQ is the real answer.
If you want, I can generate a quick budget range for your lot in 1 message.
Send: Lot location + lot size + target bedrooms/baths + preferred finish level + estimated floor area (if any).
