How Much Does It Cost to Renovate a Bangkok Condo?

How Much Does It Cost to Renovate a Bangkok Condo?

If you’re considering buying a Bangkok condo that needs renovation, the costs can run into millions of baht on top of the purchase price. In the examples featured here, a 320-square-meter Thonglor penthouse could reach approximately 30 million baht after renovation, while two other large renovation properties were priced at 25 million and 20.9 million baht before renovation costs.

How much does a Bangkok penthouse renovation actually cost?

For the 320-square-meter JC Tower penthouse, the estimated renovation cost was about 5 million baht before upgrading the kitchen, potentially bringing the entire project close to 30 million baht. The property is located at Thonglor 25 in the heart of Bangkok’s entertainment and nightlife district.

The penthouse measures 320 square meters, including the interior and balcony space, and contains three bedrooms and five bathrooms.

The purchase price was 21 million baht, with a common-area management fee of 30 baht per square meter.

The creator noted that the purchase price works out to approximately 65,000 baht per square meter, which he described as relatively low for a large penthouse in Thonglor.

That is where the renovation opportunity comes in.

The estimated renovation cost was approximately 20,000 baht per square meter of interior space, adding around 5 million baht to the project.

But the kitchen could significantly increase the final bill.

Depending on the quality selected, the kitchen alone could require another 3 million to 5 million baht.

That puts the estimated total project cost around 30 million baht, although the creator noted that the cost could go considerably higher with more expensive fittings.

“You could go a lot higher if you wanted the most expensive fittings throughout the condo.”

Is a 21-million-baht condo in Thonglor a good renovation opportunity?

The transcript presents the JC Tower penthouse as having significant potential because of its size, location, and relatively low price per square meter for Thonglor. The biggest advantage is its location at Thonglor 25, right in the entertainment district.

One disadvantage is transportation.

The property is described as somewhat far from public transportation, although it has access to Bangkok’s ferry network and is directly connected to the ferry network through a nearby walkway.

The combination of 320 square meters, three bedrooms, five bathrooms, and a 21-million-baht purchase price makes the property considerably different from a typical Bangkok condo.

However, the renovation budget changes the economics substantially.

A buyer isn’t simply looking at a 21-million-baht property. Using the estimates in the transcript, the potential project could require another 8 million to 10 million baht for the renovation and kitchen, taking the overall investment toward approximately 30 million baht.

Can you buy a Bangkok property for both residential and commercial use?

Yes, one of the properties featured is a 223-square-meter unit zoned for both residential and commercial use. The property is located at La Raffine and had previously operated as a clinic.

The mixed-use designation gives the property a different potential from a conventional residential condo.

The transcript specifically points out that the space could have business applications, including the possibility of opening another clinic.

The purchase price was 25 million baht, making it the most expensive of the three properties featured.

The common-area management fee is 45 baht per square meter.

The creator describes the higher price as being related to both the location and the commercial-use potential.

“You are paying for the location and the commercial use, which obviously has a lot of business applications.”

Unlike the JC Tower property, the transcript doesn’t provide a specific renovation estimate for La Raffine. Therefore, the total cost of turning this property into a finished residential or commercial space cannot be calculated from the information provided.

How much is a partially renovated large condo in Bangkok?

The third property, a 277-square-meter four-bedroom, three-bathroom unit at Bond Sathorn, costs 20.9 million baht and requires considerably less renovation than the other examples.

The unit is described as a renovation project, but it has already been partially renovated and does not require significant repairs.

That distinction could make a major difference to the overall project cost.

The creator specifically notes:

“The cost of renovation here would be much, much lower.”

The property has a large, open layout when entering the unit and contains four bedrooms and three bathrooms.

The common-area management fee is 48 baht per square meter.

The unit also has an artistic interior style with a Buddhist aesthetic, including three-dimensional artwork.

Because the transcript doesn’t provide a specific renovation budget for Bond Sathorn, it’s not possible to give an exact completed-project cost without adding information that wasn’t provided.

Which Bangkok renovation property offers the most potential?

The transcript suggests that each property offers a different type of opportunity rather than identifying one clear winner. JC Tower offers enormous space in Thonglor and a potentially attractive price per square meter, but it also requires the largest renovation budget.

La Raffine offers 223 square meters with residential and commercial zoning, creating potential business applications, but it costs 25 million baht before any renovation expenses.

Bond Sathorn costs 20.9 million baht for 277 square meters and has already been partially renovated, meaning the remaining renovation requirements should be much lower.

The three properties therefore represent three different strategies:

Property	Size	Configuration	Price	Renovation Situation
JC Tower, Thonglor 25	320 sq. m.	3 bed / 5 bath	21M baht	Major renovation
La Raffine	223 sq. m.	Mixed-use	25M baht	Previously a clinic
Bond Sathorn	277 sq. m.	4 bed / 3 bath	20.9M baht	Partially renovated

For someone specifically looking for a renovation project, the numbers show why the purchase price alone isn’t enough. The condition of the property and intended use can dramatically change the amount of capital required after closing.

What should you consider before buying a Bangkok renovation project?

The transcript shows that buyers need to consider renovation costs, management fees, location, transportation, and the property’s permitted use before deciding whether a project makes sense.

For JC Tower, the management fee is 30 baht per square meter, but the potential renovation budget adds millions to the purchase price.

La Raffine has a higher management fee of 45 baht per square meter, but its mixed residential-commercial zoning provides additional business possibilities.

Bond Sathorn has the highest management fee of the three at 48 baht per square meter, but the unit is already partially renovated and doesn’t require significant repairs.

The transcript also demonstrates the importance of looking beyond the standard Bangkok residential condo market. These properties are significantly larger than typical units and offer possibilities that conventional apartments may not.

FAQ: Buying and Renovating Condos in Bangkok

How much does a large Bangkok condo renovation cost?

The JC Tower example provides an estimate of about 20,000 baht per square meter of interior space, adding approximately 5 million baht. The kitchen could require another 3 million to 5 million baht.

How much is the Bangkok penthouse featured in the video?

The 320-square-meter JC Tower penthouse costs 21 million baht. With the estimated renovation and kitchen costs, the entire project could approach 30 million baht.

How big is the JC Tower penthouse?

The penthouse measures 320 square meters, including interior and balcony space. It has three bedrooms and five bathrooms.

Can a Bangkok property be used for business?

The transcript features a 223-square-meter La Raffine property zoned for residential and commercial use. It had previously been used as a clinic and was described as having potential business applications.

How much does the La Raffine property cost?

The 223-square-meter mixed-use property costs 25 million baht. Its common-area management fee is 45 baht per square meter.

How much is the Bond Sathorn condo?

The large Bond Sathorn unit costs 20.9 million baht. It measures 277 square meters and has four bedrooms and three bathrooms.

Which renovation condo needs the least work?

Bond Sathorn appears to require the least renovation among the three featured properties because it has already been partially renovated and is not described as needing significant repairs.

Is Thonglor a good location for a large condo?

The JC Tower property is located at Thonglor 25, in the heart of Bangkok’s entertainment and nightlife district. However, the transcript notes that it is somewhat far from public transportation, with nearby access to the ferry network.

Closing

Buying a Bangkok condo that needs renovation can create opportunities to build a much more customized property, but the renovation budget can be substantial. The JC Tower example starts at 21 million baht but could approach 30 million baht after renovation and a high-end kitchen, while Bond Sathorn offers 277 square meters for 20.9 million baht with much of the renovation already completed. For buyers looking beyond standard Bangkok condos, these projects demonstrate the importance of evaluating the purchase price, renovation requirements, location, management fees, and intended use together.