There is a war going on in Ukraine, a lot of housing has been damaged or lost, many people have moved, got married, have additions to their families and other life situations that require their own square meters. And here begins the question of the feasibility of building a house from a gas or foam block, as well as planning your own housing with the main question: what budget is needed to start?
Construction of aerated concrete (or foam block) remains one of the most popular solutions for fast, simple and reliable construction of houses not only in Ukraine, but also throughout the world due to the optimal ratio of price, speed of construction and energy efficiency of the material. Below in this material, our editorial team of Ukrainian Information, based on the opinions of construction companies specializing in the construction of private houses and ordinary citizens who have already built, will provide a detailed analysis of the cost of building a private house from aerated concrete for the most popular areas – from a compact 50 sq.m. to a spacious 120 sq.m.
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What does the final estimate depend on?
Before we get into the numbers, it’s important to understand that the cost per square meter is not fixed. It falls into two main formats:
- “House Box”: Includes pouring the foundation, erecting walls (gas block), installing ceilings, arranging the roof, and installing basic windows and entrance doors.
- “Turnkey”: A full-fledged format that additionally includes the installation of communications (electricity, plumbing, heating), facade insulation, interior rough and finish finishing. The house is ready for furniture to be delivered.
The average market price for building a “box” is about $350–$450 per square meter. Turnkey construction will cost an average of $750–$900 per square meter.
Construction cost comparison table (in $US dollars)
Prices in construction are usually indicated in the equivalent of ($) US dollars, so as not to take into account inflation in hryvnia over the years.
When calculating the prices for the construction of a residential one-story or two-story house with a typical layout (kitchen and living room on the first floor, bedroom and children’s room on the second floor), the approximate cost for standard projects (1-2 floors, strip foundation, metal tile roof).
| House area | Cost of “Box” (average $400/m²) | Turnkey cost (average $800/m²) | Target audience of the project |
| 50 sq.m. | $20,000 | $40,000 | Alternative to a 1-2 bedroom apartment (1-2 adults and 1 child) |
| 80 sq.m. | $32,000 | $64,000 | Comfortable accommodation for a small family (2-3 adults and 1-2 children) |
| 100 sq.m. | $40,000 | $80,000 | Gold standard: 3 bedrooms and a studio kitchen (3-4 people and 2 children) |
| 120 sq.m. | $48,000 | $96,000 | Spacious house for a large family (4-5 adults and 2-3 children) |
Please note: the price in the table above does not include the cost of the land plot. Typically, the cost of a land plot of 8-10 acres for building a house is $5-7-10 thousand in district centers and small towns, or from $15-20-25 thousand in the anglomerations of large cities.
The price can vary significantly depending on the region and location. For example, due to the mountainous terrain of the Transcarpathian region or the swampy terrain of the Polissya region of western Ukraine, the cost may be higher. Also, the increase in price may occur due to logistics costs and the distance of the construction site from the district center or warehouse with building materials.
Budget allocation: where does the money go?
To better understand the economics of the process, let’s consider the standard cost structure for building a house frame:
- Foundation (about 10-15%): Earthworks, reinforcement, concrete. The gas block is relatively light, which allows you to save a little on the massiveness of the foundation compared to brick.
- Walls and partitions (about 30-35%): Purchase of foam or gas blocks, adhesive mixtures, reinforcing bars, and payment for the labor of masons.
- Roof (about 30-40%): The rafter system is quite expensive, according to the experts we interviewed, the roof is the most expensive element in the construction of a house with bare walls, insulation, hydrobarrier and finishing coating (metal tiles or bitumen tiles).
- Windows and doors (about 10-15%): Energy-saving double-glazed windows and reliable entrance doors.
- Communications (about 5-10%): Well near the house and septic tank + electricity meter for the house.
What area to choose for a house? Overview of formats
50 sq m house (from $20,000)
An ideal option for a guest house or the first home for a young couple. In terms of area, it is an analogue of a city “Euro-dvushka”, but with its own terrace and the absence of neighbors behind the wall. It is built the fastest and with the lowest costs, respectively.
80 sq m house (from $32,000)
The optimal compromise between economy and comfort. This area can easily accommodate two separate bedrooms, a combined bathroom and a spacious kitchen-living room. This is a great choice for small plots or a limited budget and the desire to enjoy the space of a private house.
House of 100 sq.m. (from $40,000)
The most popular format on the real estate market. An area of 100 square meters allows you to design three bedrooms, two bathrooms, a boiler room and a large living room. This is a house that will not lose its liquidity in the future and will always be interesting for buyers. However, in terms of cost, it should only be considered by those who are willing to spend a little more.
House of 120 sq m (from $48,000)
A solution for those who value personal space and have no budget constraints. Such footage often includes two floors or an attic, a master bedroom (with its own wardrobe and bathroom), an office for remote work and expanded technical rooms. If you build from foam (gas) blocks, it will certainly be cheaper for the cost of construction in general, but due to the significant area and overlap of the second floor, you will have to overpay.
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Result
Gas block is an excellent material that forgives many construction nuances and allows you to build a warm box with a roof in 2-3 months. The main rule is to always add 10-15% reserve to the preliminary estimate for unforeseen costs (logistics, fluctuations in material prices, additional excavation work) all craftsmen warn about this, because it is almost impossible to predict construction 100% at the design stage, there will always be something for which you need to pay extra or overpay.
