Table of Contents
- Why Bangkok Condo Renovation Makes Sense in 2025
- The Investment Case for Renovating an Old Condo
- Bangkok Condo Renovation Cost Calculator
- Bangkok Apartment Renovation Ideas
- Common Problems When Renovating an Old Condo
- Legal Rules & Juristic Approval
- How to Renovate a Condo for Rental Income
- Real Bangkok Renovation Case Studies
- Bonus Renovation Case Studies
- Conclusion: Renovation Is Your Strategic Advantage
Why Bangkok Condo Renovation (รีโนเวทคอนโด กรุงเทพ) Makes Sense in 2025
In Bangkok’s real estate market, the smartest investment may not be the newest launch with flashy amenities — but rather an older condo with solid bones and a strong location. With land prices and construction costs at record highs, developers are building smaller units at premium prices, while older condos remain significantly underpriced per square meter.
This growing gap between old and new has created a strategic opening: renovating older condominiums in well-located buildings. A properly renovated unit can increase in market value by 20–45%, depending on its condition and the level of renovation. Investors and homeowners alike are now realizing they can gain more space, better layouts, and a higher return on investment by modernizing a resale property rather than buying new.
According to the Bangkok Post, new condos in prime areas can cost up to five times more per square meter than older units in the same neighborhood. Yet older buildings often offer layouts that are 2–3 times larger.
This guide explores why Bangkok condo renovation is more than a design choice — it’s a financial strategy. We’ll cover renovation types, pricing models, design ideas, legal procedures, and investment returns.
See Successfully Renovated Properties
Chapter 1: The Investment Case for Renovating an Old Condo (รีโนเวทคอนโดเก่า)
It’s no secret that Bangkok’s new condos are shrinking in size while growing in price. Developers are optimizing every square meter for margin, not livability. The result? Studios under 30 sqm, tight layouts, and inflated prices. In contrast, older buildings — often 15–30 years old — offer significantly more space at a fraction of the cost.
The Price Gap Is Real
According to Nation Thailand, the average price per sqm for new CBD condos is ฿250,000–฿350,000. Meanwhile, resale condos in the same area can be acquired for as little as ฿70,000–฿130,000 per sqm. That’s a staggering 60–70% discount — with double the space.
As noted by FRESH Property, this makes renovating old condos one of Bangkok’s most compelling real estate strategies. Buyers are no longer just looking for move-in ready spaces — they want customizable value.
Who’s Renovating and Why?
- Foreign families looking for spacious, livable homes near schools or transit
- Thai end-users who want layout flexibility, separate kitchens, and storage
- Property investors targeting high-yield buy-renovate-let strategies
Real Value Example: Old vs. New
| Unit Type | Size | Price/sqm | Total Cost | Renovation | Final Cost | Market Value |
|---|---|---|---|---|---|---|
| 2005 condo (renovated) | 100 sqm | ฿80,000 | ฿8M | ฿1.5M | ฿9.5M | ฿11M–฿12M |
| New launch 2025 | 55 sqm | ฿250,000 | ฿13.75M | ฿0 | ฿13.75M | ฿13.75M |
Conclusion: Renovation Is a Smart Strategy
The economics are clear: renovating an older Bangkok condo unlocks value that new builds can’t match. With larger layouts and a lower acquisition cost, renovated units offer better livability and stronger returns.
Explore Condos Ready for Renovation
Chapter 2: Bangkok Condo Renovation Cost Calculator
The first question for any owner is: “How much will it cost?” Use the table below to get a realistic price range for 2025. For a more precise figure, use our interactive tool to get a quote tailored to your unit’s size and desired finish.
Estimate Your Renovation Cost
| Renovation Type | Cost/sqm (THB) | 50 sqm Unit | 100 sqm Unit | 250 sqm Unit | Ideal For |
|---|---|---|---|---|---|
| Cosmetic Refresh | 3,000 – 6,500 | ฿150K–฿325K | ฿300K–฿650K | ฿750K–฿1.63M | Rental prep, resale refresh |
| Standard Renovation | 12,000 – 18,000 | ฿600K–฿900K | ฿1.2M–฿1.8M | ฿3M–฿4.5M | Mid-range end-users |
| Upper-Standard | 18,000 – 25,000 | ฿900K–฿1.25M | ฿1.8M–฿2.5M | ฿4.5M–฿6.25M | Personal use, resale premium |
| Bareshell / Luxury | 30,000 – 50,000 | ฿1.5M–฿2.5M | ฿3M–฿5M | ฿7.5M–฿12.5M | Custom design, luxury finishes |
Beyond the Contractor: Hidden Costs to Budget For
While your contractor’s quote covers the bulk of the work, several other expenses can arise. Smart investors budget an extra 10-15% of the renovation cost as a contingency fund to cover these common items:
- Juristic Office Deposit: A refundable deposit required by the building management, which can range from ฿10,000 to ฿50,000 or more. This cash will be tied up for the duration of the project.
- Permit Fees: If your renovation involves structural changes, you may need to pay for permits from the local district office (Khet).
- Debris Removal & Disposal: Some contractors include this, but others charge extra for hauling away old tiles, cabinets, and construction debris.
- Unforeseen Repairs: This is the biggest variable. Once walls are opened, you might discover hidden issues like faulty wiring, leaking pipes, or termite damage that require immediate and unbudgeted attention.
- Professional Deep Cleaning: After the dust settles, a thorough, professional cleaning is essential before moving in or showing the property.
- Temporary Accommodation: If you are living in the unit, you may need to budget for a short-term rental during the most disruptive phases of the renovation.
Get a FREE Custom Renovation Quote
Timeframes and Risk Levels
- Cosmetic: 3–6 weeks | Low risk
- Standard: 6–10 weeks | Medium risk
- Upper-Standard: 3–4 months | Medium–low risk
- Bareshell / Luxury: 4–7 months | High risk, requires professional project management
Chapter 3: Bangkok Apartment Renovation Ideas (ไอเดียแต่งคอนโด)
Renovating today isn’t just about upgrading surfaces — it’s about rethinking how a home should function. Here are the most popular design ideas guiding Bangkok renovations in 2025.
- Minimalist + Modular Living: Clean lines, soft LED lighting, and multi-functional furniture like sofa beds and wall desks. Perfect for compact units.
- Eco-Friendly and Biophilic Design: Sustainable materials like bamboo, indoor plants, garden balconies, and energy-saving fixtures.
- Smart Home Integration: App-controlled lights, blinds, air conditioning, and digital locks. A huge draw for tech-savvy renters and buyers.
- Hybrid Work Layouts: Foldable workstations, sound-insulated corners, and movable room dividers to create flexible office nooks.
- Popular Interior Styles: Modern Thai Industrial (concrete, wood, metal), Urban Opulence (gold, velvet, marble), and Fresh Mediterranean (whitewashed walls, terra cotta).
To see these ideas in action, here is a tour of a recently renovated property that combines several of these modern concepts:
Chapter 4: Common Problems When Renovating an Old Condo (ปัญหาคอนโดเก่า)
Renovating in Bangkok isn’t always straightforward, especially in condominiums built 15–30 years ago. Be prepared to address these common challenges.
In-Unit Renovation Challenges
- Water Damage and Mold: Leaky balconies or old bathroom seals are common.
- Outdated Electrical Systems: Rewiring is often required for safety and modern appliances.
- Plumbing Problems: Poor water pressure or rusty pipes may need full replacement.
- Inefficient Layouts: Awkward structural columns or low ceilings (e.g., 2.4m vs. 3m+ in new builds).
Building-Wide Problems (Systemic)
These issues cannot be solved by renovating your unit alone and are critical to investigate before you buy.
- Poor Building Management: A weak juristic office (นิติบุคคล) leads to neglect of common areas.
- Low Maintenance Fee Collection: If many owners default, the building cannot afford upkeep, hurting your investment.
- Pest Infestations: A building-wide issue that requires consistent management.
Key Takeaway: Due Diligence is Everything
Before buying an older condo, always inspect common areas, talk to the juristic office about finances and scheduled repairs, and observe the building’s overall cleanliness. A “hidden gem” has good bones and management; a “value trap” will drag your investment down no matter how beautiful your unit is.
Chapter 5: Legal Rules & Juristic Approval (กฎหมายการรีโนเวทคอนโด)
Before any work begins, you must understand the legal framework and building rules to avoid fines or shutdowns.
All structural renovations in Thailand are governed by the Building Control Act B.E. 2522 (1979). Any modification to beams, columns, or load-bearing walls requires a permit.
Juristic Office Approval (นิติบุคคล)
Even for non-structural work, you must get written approval from the condo’s juristic office. Be prepared for:
- Restricted working hours: Typically Monday–Friday, 9 AM to 5 PM.
- Protection requirements: Contractors must protect common areas like elevators and hallways.
- Security deposit: Most buildings require a refundable damage deposit (฿10,000–฿50,000).
The Juristic Approval Process: A Step-by-Step Guide
Navigating the juristic office approval can be smooth if you’re prepared. While each building has slightly different rules, the process generally follows these steps:
- Initial Inquiry and Rules Review: Before hiring a contractor, visit the juristic office and ask for their official renovation regulations document. This will detail working hours, noise restrictions, required documents, and deposit amounts.
- Prepare Your Submission Package: You will typically need to provide a complete package of documents, which may include:
- A detailed work plan and schedule.
- Architectural or design drawings.
- A copy of your contractor’s business license.
- ID copies of all workers who will be on-site.
- Submit and Pay the Deposit: Formally submit your application package to the building manager. Upon review and approval, you will be required to pay the refundable security deposit. Get a receipt for this transaction.
- Notify Your Neighbors: Most buildings require you to formally notify the units immediately above, below, and adjacent to you. Even if it’s not a rule, it is a crucial courtesy that can prevent future complaints.
- Pre-Work Inspection: A member of the juristic staff may inspect the common areas (hallway, elevator) with you or your contractor to document their condition before work begins. This protects you from being blamed for pre-existing damage.
- Post-Work Inspection & Deposit Refund: Once the renovation and cleaning are complete, inform the juristic office. They will conduct a final inspection to ensure no damage was done to common property. If everything is in order, they will process your deposit refund.
Contractor Liability
Under the Thai Civil and Commercial Code, your contractor is liable for workmanship for one year after project completion. Always sign a detailed contract outlining the scope of work, payment terms, and liability.
Chapter 6: How to Renovate a Condo for Rental Income (รีโนเวทคอนโดปล่อยเช่า)
A smart renovation can dramatically increase rental yield and attract better tenants. Focus on upgrades with the highest return on investment (ROI).
Rental Strategy: What Tenants Really Want
- Bright, Neutral Interiors: Clean, well-lit spaces rent faster than dark or overly personal designs.
- Modern Bathrooms and Kitchens: These are the most important rooms. Replace worn-out fixtures and add storage.
- Key Amenities: Fast Wi-Fi, digital locks, USB sockets, and inverter-type air conditioners are highly valued.
- Durable Furniture: Invest in quality beds, comfortable sofas, and functional storage.
Furnishing for Your Target Tenant: Maximizing Appeal and Durability
A beautifully renovated but poorly furnished condo will underperform. Tailoring your furniture package to your target audience is crucial for securing high-quality tenants quickly and achieving a premium rent.
- For the Single Expat Professional (e.g., in Asoke, Sathorn): The focus is on convenience and lifestyle. Prioritize a high-quality queen or king-sized bed, a dedicated workspace with an ergonomic chair, a large smart TV, a comfortable sofa for relaxing, and a fully-equipped kitchenette. The style should be modern, clean, and neutral. Less is more.
- For the Family (e.g., near NIST or Bangkok Prep): Durability and space are paramount. A large, sturdy dining table that seats at least four is essential. Choose sofas with durable, easy-to-clean fabrics. The second bedroom should have flexible twin beds or bunk beds. Ample storage, such as bookshelves and wardrobes, is a major selling point.
- For the University Student (e.g., near Chulalongkorn): This tenant is budget-conscious but values practicality. A sturdy bed, a simple desk, and multi-functional storage (like a bed with drawers underneath) are key. A reliable washing machine within the unit is a huge advantage and can set your property apart.
Rental Yield Boost: Before vs. After
| Unit Type | Before Renovation | After Renovation | Yield Increase (Gross) |
|---|---|---|---|
| 65 sqm 2BR – Asoke | ฿28,000/month | ฿40,000/month | +44% |
| 90 sqm 3BR – Thonglor | ฿35,000/month | ฿50,000/month | +43% |
Investor’s Renovation ROI Guide
- Highest ROI: Kitchen and bathroom upgrades drive the best returns for both rental and resale.
- Function over Flash: Tenants prioritize a functional layout, good lighting, and quality core furniture over expensive, flashy finishes.
- Faster Renting: Renovated units spend less time vacant and attract higher-quality, long-term tenants.
⭐ Bonus Download: The Ultimate Renovation Checklist
Planning a renovation? Don’t miss a single step. Download our free checklist covering everything from legal documents to choosing the right materials. It’s the perfect companion for your investment journey.
Chapter 7: Real Bangkok Renovation Case Studies
Case Study 1: Full Renovation – Sukhumvit 15 Condo Near NIST
- Property: 229.63 sqm 3BR at The Peak Sukhumvit 15
- Acquisition Cost: ฿18.5M
- Estimated Renovation Budget: ฿2.8M (Full Modern Redesign)
- Estimated Post-Renovation Value: ฿25M–฿26.5M (+35-43% Uplift)
- Strategy: A family-sized layout in a low-density building near a top international school, perfect for high-end resale.
Case Study 2: Luxury Bareshell Renovation – Private Pool Duplex
- Property: 631.25 sqm duplex at 15 Sukhumvit Residences
- Acquisition Cost: ฿63.1M (Bareshell)
- Estimated Renovation Budget: ฿18M–฿25M (High-End Fit-Out)
- Estimated Post-Renovation Value: ฿85M–฿90M (+35-45% Uplift)
- Strategy: Create an ultra-luxury trophy asset for a high-net-worth buyer or luxury rental market.
Bonus Renovation Case Studies
Bonus Case 1: Budget Renovation – Studio Near Benjakitti Park
- Property: 33 sqm studio at Sukhumvit Park
- Acquisition Cost: ฿3.3M
- Estimated Renovation Budget: ฿250K (Full Studio Refit)
- Estimated Post-Renovation Value: ฿3.8M–฿4.2M (+15-25% Uplift)
- Strategy: A cosmetic or standard refresh to create a high-yield rental unit in a prime location.
Bonus Case 2: Trophy Duplex Renovation – Bank-Sale Penthouse with Private Pool
- Property: 1,397 sqm duplex penthouse in Sathorn
- Acquisition Cost: ฿144M (Bank-owned)
- Estimated Renovation Budget: ฿20M–฿30M (Full Architectural Rebuild)
- Estimated Post-Renovation Value: ฿200M+ (+40% Uplift)
- Strategy: A rare opportunity to create a world-class penthouse. The huge outdoor space makes the price per indoor square meter an incredible value proposition for a luxury renovation.
Conclusion: Renovation Is Your Strategic Advantage
In 2025, renovating a Bangkok condo is one of the most intelligent moves an investor or homeowner can make. The widening gap between the price of older, spacious units and new, compact ones presents a clear opportunity. By thoughtfully renovating, you can unlock significant equity, achieve superior rental yields, and create a home that is perfectly tailored to your needs.
To make things easier, here’s a final renovation cost breakdown summarizing the typical scenarios:
| Renovation Scenario | Indoor Renovation Cost(THB/sqm) | Layout Changes / Fit-Out(THB/sqm) | Outdoor Renovation Cost(THB/sqm) |
|---|---|---|---|
| Cosmetic Refresh | 3,000 – 7,000 | 1,000 – 3,000 | 2,000 – 5,000 |
| Standard Renovation | 8,000 – 13,000 | 3,000 – 5,000 | 4,000 – 7,000 |
| Full Renovation | 14,000 – 22,000 | 6,000 – 10,000 | 6,000 – 10,000 |
| Luxury Fit-Out / Bareshell | 25,000 – 40,000+ | 10,000 – 20,000+ | 8,000 – 18,000 |
Whether it’s a cosmetic refresh for a rental unit or a full luxury fit-out of a penthouse, a successful renovation is a powerful strategy. It transforms not just the space, but your entire investment. If you’re looking for expert guidance on your next **Bangkok condo renovation** or want to find the perfect property for a **buy-to-let** strategy, our team is here to help.
Contact CondoDee
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