Ball park price to renovate dated condo

[banagan]

For an older Thai apartment, lets say, 60sqm, I'm just looking for a ball park figure to renovate.

 

1. New, quality kitchen. The usual size you get in a small mid size condo, nothing too big, 2 hobs.

2. New bathroom, about 3sqm, good tiles, done right etc

3. New wood flooring, or wood effect? 

4. New bedroom suite, double bed, lockers, wardrobe

5. Nice living room suite

6. Nice dining table, chairs

7. Complete paint job

8. New lighting fixtures

9. Nice shelves in living room

10. Time and cost of labor of course

 

I know I've no measurements here, just really looking for advice from anyone who's undertook such an exploit, and what sort of budget to plan for.

I know this comes down to the quality of the materials and workmanship. I definitely don't want to skimp on the kitchen or bathroom.

 

Thanks

 

 

 

[beachproperty]

A ballpark figure for a 60 sq meter new build is $600,000 baht or thereabouts .....So much cheaper for a renovation Probably 100,000 to 200,000 Baht especially up in Chiang Mai.

[banagan]

1 hour ago, beachproperty said:

A ballpark figure for a 60 sq meter new build is $600,000 baht or thereabouts .....So much cheaper for a renovation Probably 100,000 to 200,000 Baht especially up in Chiang Mai.

Thanks for the feedback, curious why such a big difference between new and old?

 

I was thinking it would be around 600 ,000 - 800,000 

[beachproperty]

21 minutes ago, banagan said:

Thanks for the feedback, curious why such a big difference between new and old?

 

I was thinking it would be around 600 ,000 - 800,000 

I only know "new build"......which is 4 walls (or more for interior), roof, foundation, bathroom and kitchen....Basicly a house! .....ie $600,000 baht

 

The price for a remodel .....You already have the 4 walls , foundation, roof, basic plumbing and electric .....you're just remodeling the amenities that you can SEE .....ie  $100,000 -$200,000 Baht.

 

Also if you're buying an old condo 60 meters....I would guess the price to be $6oo,000 baht to $8oo,000 possibly cheaper!

Edited January 23, 2018 by beachproperty

[banagan]

14 minutes ago, beachproperty said:

I only know "new build"......which is 4 walls (or more for interior), roof, foundation, bathroom and kitchen....Basicly a house! .....ie $600,000 baht

 

The price for a remodel .....You already have the 4 walls , foundation, roof, basic plumbing and electric .....you're just remodeling the amenities that you can SEE .....ie  $100,000 -$200,000 Baht.

 

Also if you're buying an old condo 60 meters....I would guess the price to be $6oo,000 baht to $8oo,000 possibly cheaper!

Sorry, Ye, I read your reply wrong... 200,000, that's a lot cheaper than I would have thought.

[LivinLOS]

A good kitchen runs 100... 

 

OK maybe in a condo you only have a half kitchen but ovens extractors, sinks etc still cost the same.. 

[simoh1490]

I think your estimate of 600/800k is closer than anyone else's.

 

A new kitchen for a house runs around 150/250k, so figure half of that

A two piece living room suite of decent quality will be about  60k

Nice dining table/chairs, say 40k

Bedroom suite with decent matress, around 50/60k min.

Built in bedroom cupboards, say 50k

Bathroom, about 75k

Wood floor, who knows!

 

 

[beachproperty]

1 hour ago, LivinLOS said:

A good kitchen runs 100... 

 

OK maybe in a condo you only have a half kitchen but ovens extractors, sinks etc still cost the same.. 

 

depends on how you do it!....

 

Attached are photos of a number of Kitchens I have done. Their are Q-con block covered with white tiles and plastic drawers and doors (cost 10,000). Granite top (approx 10,000 Baht). With cook top and vent (10,000 baht). Stove and installation are approx 15,000 Baht. Cabinets and shelves 5,000 Baht.

 

total cost 50,000 for kitchen (less refrig)

[LivinLOS]

yeah.. I dont really consider those concrete kitchens with plastic drawers / doors, an oven on the counter, etc an acceptable level.. 

 

I guess it works, I dont dispute that.. But its not a western standard kitchen to me. 

 

 

[simoh1490]

3 minutes ago, LivinLOS said:

yeah.. I dont really consider those concrete kitchens with plastic drawers / doors, an oven on the counter, etc an acceptable level.. 

 

I guess it works, I dont dispute that.. But its not a western standard kitchen to me. 

 

 

But they are very practical in so much as bug control is much easier. I don't have one but there are times when I wish I did.

[LivinLOS]

I do understand that.. and they are making 'plug in' units of higher grade than the plastic stuff which I hate.. Nice wider drawer units (80cm ??) and various upright narrow sliders (spice racks) etc etc.. Done with nice dark natural stone tiling, careful choice of units, they are workable as a basic kitchen (I have a hate of the plastic stuff.. It never closes right, the doors rarely line up, it all flexes). Pet peeve is that the insides of doors are then just holes and need wire shelving racks or making custom in there. 

I had to do a kitchen 2 years back.. I looked at all the options and the minimum I could get a small room 3 sided kitchen done for, to the most basic I could live with, double sink, good hob and extractor and built in oven, was 80 - 90.. My first quotes on a full western custom fitted one were +- 140.. But a lot of haggling and back and forth between 2 kitchen installation companies I had it down to under 120. That also needed me to use 2 companies as the stone counter was badly overpriced from the kitchen co. 

For me the extra 30k added a lot of value in how the finished article actually come out and probably added more value than that to the house. 

[Lizard2010]

8 minutes ago, simoh1490 said:

But they are very practical in so much as bug control is much easier. I don't have one but there are times when I wish I did.

I agree I have lived in a condo that had been invaded by Termites

It is going to cost the owner a lot to replace wardrobes cubards drawers and the kitchen

He is also going to renovate the bathroom at the same time

I have heard about other condos the same as the termites just go from one condo to the next

 

[NancyL]

Those kitchen's aren't truly western kitchens.  For starters, the base cabinets should be elevated with a "toe board", i.e. a recessed area for your feet to go when you're working at the counter.  I've got to believe there is some way for a clever designer to do this with concrete "termite proof" cabinets.  As for all this termite fear, if you simply get a good pest control plan, with regular visits from the PCO, then you can have wooden cabinets.  We've proved this with two units in the same termite infested building.  One unit with a PCO contract and the other without.

 

But, I've got to admit, if I were in the market for an "outdoor" Thai-style kitchen, I'd really like to see a clever design of proper lower cabinets, in concrete, with a toe board and drawers, not just doors opening into vast, dark gaping holes.

 

And, what's with all the open shelving in Thai kitchens?  I just hate having to dust my small appliances, cook pans and glassware every week because it's sitting on open shelves rather than in a proper cupboard.  

 

Can you tell, I so much want to redo my kitchen?

[beachproperty]

1 hour ago, NancyL said:

Those kitchen's aren't truly western kitchens.  For starters, the base cabinets should be elevated with a "toe board", i.e. a recessed area for your feet to go when you're working at the counter.  I've got to believe there is some way for a clever designer to do this with concrete "termite proof" cabinets.  As for all this termite fear, if you simply get a good pest control plan, with regular visits from the PCO, then you can have wooden cabinets.  We've proved this with two units in the same termite infested building.  One unit with a PCO contract and the other without.

 

But, I've got to admit, if I were in the market for an "outdoor" Thai-style kitchen, I'd really like to see a clever design of proper lower cabinets, in concrete, with a toe board and drawers, not just doors opening into vast, dark gaping holes.

 

And, what's with all the open shelving in Thai kitchens?  I just hate having to dust my small appliances, cook pans and glassware every week because it's sitting on open shelves rather than in a proper cupboard.  

 

Can you tell, I so much want to redo my kitchen?

 

And who said they were "Truly western Kitchens"?

 

I just showed examples of how you can do a kitchen for under 50,000 Baht!

 

Want a western kitchen .....go to Home Pro and pick out one of theirs ..300,000 Baht

 

Not much different (oh yeah ...has a  "toe board".....yipppeee) and will be eaten alive by termites in 5 years!  Go for It!

[NancyL]

Elevated lower cabinets with a recessed area for your foot is essential from an ergonomic standpoint.  Our first condo had a kitchen like the ones in the photos.  Hubby and I work together in the kitchen, him barefoot but I have to wear shoes due to foot problems.  We've prepared meals together for over 40 years, so have the system worked out pretty well, but it really threw us off to go into a "kitchen" where the lower counters were too low and no toe boards.  Anyway, one time I stepped on his foot, pretty hard.  He lost his big toenail as a result.  He's tall and  also developed lower back pain in trying to wash dishes in a sink that was too low and no toe board, so he had to reach and bend too far to work. 

 

As I said, that condo unit had bad termite problems, even with the stupid Thai kitchen.  We moved to another unit in the same building, with an owner who paid for a monthly termite contract, with a more western kitchen and bath and guess what?  No termite problems.   Actually our current kitchen isn't "totally western"  too many open shelves for my liking.  Why store stuff on open shelves?

[beachproperty]

20 minutes ago, NancyL said:

Elevated lower cabinets with a recessed area for your foot is essential from an ergonomic standpoint.  Our first condo had a kitchen like the ones in the photos.  Hubby and I work together in the kitchen, him barefoot but I have to wear shoes due to foot problems.  We've prepared meals together for over 40 years, so have the system worked out pretty well, but it really threw us off to go into a "kitchen" where the lower counters were too low and no toe boards.  Anyway, one time I stepped on his foot, pretty hard.  He lost his big toenail as a result.  He's tall and  also developed lower back pain in trying to wash dishes in a sink that was too low and no toe board, so he had to reach and bend too far to work. 

 

As I said, that condo unit had bad termite problems, even with the stupid Thai kitchen.  We moved to another unit in the same building, with an owner who paid for a monthly termite contract, with a more western kitchen and bath and guess what?  No termite problems.   Actually our current kitchen isn't "totally western"  too many open shelves for my liking.  Why store stuff on open shelves?

 

Sounds like you rent....So why comment ...you won't be putting in a new kitchen soon....

 

As for the open shelves ...I find open shelves convenient for those items I use on a daily basis

 

And as I said in my earlier post .....only posted show how much "it could be done for".....If you want a truly western kitchen, and I don't mean "European", you can spend up to 1 million baht or more. As for the toe kick ...each to their own

Edited January 25, 2018 by beachproperty

[rebo]

11 hours ago, NancyL said:

Hubby and I work together in the kitchen, him barefoot but I have to wear shoes due to foot problems.  We've prepared meals together for over 40 years, so have the system worked out pretty well, but it really threw us off to go into a "kitchen" where the lower counters were too low and no toe boards.  Anyway, one time I stepped on his foot, pretty hard ...

This is what I call "complaining an a high comfort level" ...

 

[NancyL]

20 hours ago, beachproperty said:

 

Sounds like you rent....So why comment ...you won't be putting in a new kitchen soon....

 

As for the open shelves ...I find open shelves convenient for those items I use on a daily basis

 

And as I said in my earlier post .....only posted show how much "it could be done for".....If you want a truly western kitchen, and I don't mean "European", you can spend up to 1 million baht or more. As for the toe kick ...each to their own

Yes, we rent and one reason we selected our current unit is because the owner was willing to work with us about the kitchen.  In return for signing a longer lease at a favorable rental price, we paid to have the lower kitchen cabinets elevated with toe boards and installed a double sink with hot water.  It was a modest re-do of the kitchen, working with existing cabinets.  Fortunately, the owner had fitted the kitchen with modular wooden cabinets, so it wasn't very difficult to get them off the floor.  I don't know if we'd be able to have done this cheaply if it had been a traditional Thai kitchen with concrete cabinets.

 

And no, I don't want a "western kitchen" with a honking big double-door refrigerator, double oven, dishwashing machine, etc, I just want a room where Hubby and I can work side-by-side to prepare breakfast or a simple dinner and not step on each others feet.  That's simply not possible in a Thai kitchen.  The counter is too low and there's no place for your feet when you work.  I'd love to see photos of a "Thai kitchen" where the lower cabinets are properly designed.

[beachproperty]

1 hour ago, NancyL said:

Yes, we rent and one reason we selected our current unit is because the owner was willing to work with us about the kitchen.  In return for signing a longer lease at a favorable rental price, we paid to have the lower kitchen cabinets elevated with toe boards and installed a double sink with hot water.  It was a modest re-do of the kitchen, working with existing cabinets.  Fortunately, the owner had fitted the kitchen with modular wooden cabinets, so it wasn't very difficult to get them off the floor.  I don't know if we'd be able to have done this cheaply if it had been a traditional Thai kitchen with concrete cabinets.

 

And no, I don't want a "western kitchen" with a honking big double-door refrigerator, double oven, dishwashing machine, etc, I just want a room where Hubby and I can work side-by-side to prepare breakfast or a simple dinner and not step on each others feet.  That's simply not possible in a Thai kitchen.  The counter is too low and there's no place for your feet when you work.  I'd love to see photos of a "Thai kitchen" where the lower cabinets are properly designed.

 

Ahhhhh......Well the rest of the world is not as "clumsy" as you and your husband needing a "toe kIck". That is resolved by having a counter overhang of "2 inches".

 

Anyway ...getting back to the topic...."how Much?"...The prices I show is if you want something Close to a western style kitchen it can be done ($50,000 baht).

Concrete can be built up (to Standard Foreign height) and a 2 inch or 4 inch overhang counter top for the tall clumsy foreigner