Insights / Residences
What a home renovation costs in Bangkok
A full renovation of a Bangkok condominium or house costs between ฿15,000 and ฿30,000 per square metre in 2026, so ฿1.2 – 2.4 million for an 80 m² unit. A kitchen alone runs ฿250,000 – 800,000, a bathroom ฿150,000 – 450,000. Work takes six to twelve weeks on site, plus two to four weeks of building permissions. The single biggest cost driver is joinery, then stone, then how much of the electrical and plumbing has to be replaced.
Prices for renovation in Bangkok are quoted in three very different ways, which is why two quotes for the same unit can be a million baht apart. Some contractors price the finishes and leave the electrics as they are. Some price a full strip-out. Some price per room. This guide uses the studio's own 2026 figures, with the unit of measure stated every time.
The headline numbers
| Scope | 2026 price |
|---|---|
| Full renovation, condominium (services, wet areas, finishes, joinery) | ฿15,000 – 30,000 per m² |
| Full renovation, house or townhouse | ฿15,000 – 35,000 per m² |
| Cosmetic renovation (paint, floors, lighting, keep kitchen and bathrooms) | ฿6,000 – 12,000 per m² |
| Kitchen alone, rebuilt with new cabinets, stone and appliances | ฿250,000 – 800,000 |
| Bathroom alone, rebuilt with new waterproofing | ฿150,000 – 450,000 |
| Building permissions and deposits (condominium) | ฿20,000 – 80,000, usually refundable in part |
For an 80 m² two-bedroom condominium, a full renovation therefore lands between ฿1.2 million and ฿2.4 million. The lower end is laminate joinery, tile floors and a straightforward kitchen. The upper end is veneer or lacquer joinery, engineered timber or stone floors, and a kitchen with an island.
What actually drives the cost
Joinery is first. Wardrobes, kitchen cabinets, TV walls and bathroom vanities are typically 30 – 40 percent of a full renovation. A walk-in wardrobe in laminate is ฿9,000 – 14,000 per linear metre; in veneer or lacquer it is ฿16,000 – 28,000.
Stone is second. A quartz kitchen worktop adds ฿40,000 – 120,000; a marble feature wall of the kind at Mazarine or DS Tower 33A1 adds ฿80,000 – 250,000 depending on the slab.
Services are third, and non-negotiable. Rewiring an 80 m² unit costs ฿120,000 – 220,000. Replumbing the wet areas ฿60,000 – 150,000. These are the items a cheap quote leaves out, and the items that fail first.
How long it takes
Two to four weeks for the juristic office, if it is a condominium, before anything starts. Then one week of demolition, two to three weeks of services and ceilings, two to three weeks of wet areas including the waterproofing flood test, two weeks of joinery installation and finishes, and a week of cleaning and snagging. Six to twelve weeks on site is realistic; anyone promising four for a full renovation is not replacing the pipes.
Before and after, from the studio's projects
DS Tower 10B4, Sukhumvit 33. A unit more than twenty years old, stripped to the structure and rebuilt in six weeks with oak joinery and a bar at the heart of the living room. The old unit had a closed kitchen and a corridor of doors; the new one has one open room and the family lives in it.
Executive Lounge. A hotel meeting room turned into an executive lounge in one month, working nights around a trading hotel: rose-gold stainless steel, antique mirror and timber battens. The client's constraint was the date, and the date was held.
Prego. An Australian beach café became a luxurious Italian restaurant in one month, including a seven-metre wall of stacked logs. Speed came from fixing every finish before demolition, not from working faster on site.
Three ways to keep the number down
Keep the kitchen and bathrooms where they are, so drainage does not move. Choose laminate for wardrobe interiors and spend on the doors you see. Decide everything before demolition; changes made after the walls are open are the most expensive baht you will spend.
