Kitchen upgrade.

[DrJack54]

Yes another one.

Hopefully can receive some ideas.

Below is picture of kitchen.

It's in a condo that will be rented for next few years. 

Located Bangkok. 

If it was for us, I would have it removed, however thinking a spruce up at this point better idea.

 

The picture looks like a very tired old kitchen however that is not the case. The doors and cabinets are in excellent nick. 

They have slightly yellowish tinge which the main issue.

Looking for suggestions re the doors or any other ideas appreciated. 

The kitchen cannot be relocated. 

The unit is 63sm and in future could have an island cabinet with new kitchen 

[Airalee]

So this is a condo you own and are renting out?  
 

How about just a good cleaning with some TSP or something like that?  

 

If that won’t work, accept that it’s just a dumpy old kitchen and adjust the rent accordingly.  Sometimes, you can’t make a silk purse out of a sow’s ear.

[DrJack54]

3 minutes ago, Airalee said:

So this is a condo you own and are renting out?  
 

How about just a good cleaning with some TSP or something like that?  

 

If that won’t work, accept that it’s just a dumpy old kitchen and adjust the rent accordingly.  Sometimes, you can’t make a silk purse out of a sow’s ear.

Appreciate the input. 

Yes rent the condo out.

IMO with such a crowded rental market you need to make the condo overall to "pop".

New appliances and furniture etc is first step.

As for the kitchen the hob will be replaced with a glass one.

The splashback which is a porcelain beige colour can be tiled over with glass etc etc.

In Oz I would have the doors 2 pac coated plenty of places do that.

In Bangkok I don't know about these trade services being readily available. 

 

[JetsetBkk]

Looks very 50's style.

 

I like it!  ????

 

[sanuk711]

Do you need those Above cupboards?..... how many people will be in the Condo?

It would just create the feeling of a lot more space if they were taken out.

 

A photo of the whole room would make it easier to comment on .

[worgeordie]

The kitchen would be good enough , if you could maybe

get a new coat of paint on, 

"New appliances and furniture etc is first step."  I hope

the new tenants look after them, just don't go crazy if

you want to get a return on the property , OK if you

can get a very good rent, but that would also depend

on the Condo and the area it's in...  Good luck.

regards Worgeordie

[DrJack54]

17 minutes ago, sanuk711 said:

Do you need those Above cupboards?..... how many people will be in the Condo?

It would just create the feeling of a lot more space if they were taken out.

 

A photo of the whole room would make it easier to comment on .

Thanks. 

Have a few photos. The place is basically a 60sm cut in half.

These pics show the half that has the kitchen, meals and lounge.

The first pic shows wider shot of kitchen with silly "dividing wall" shelves. That will go.

Next pic taken basically from entry showing meals and lounge area.

Finally pic from entry towards kitchen looking through shelving. 

So the total area is bit over 30sm. 

[Airalee]

1 hour ago, DrJack54 said:

Appreciate the input. 

Yes rent the condo out.

IMO with such a crowded rental market you need to make the condo overall to "pop".

New appliances and furniture etc is first step.

As for the kitchen the hob will be replaced with a glass one.

The splashback which is a porcelain beige colour can be tiled over with glass etc etc.

In Oz I would have the doors 2 pac coated plenty of places do that.

In Bangkok I don't know about these trade services being readily available. 

 

Gonna be hard to make a bog standard condo (white tile floors, etc etc) “pop” without gutting the whole things down to the bones and starting over.  It is what it is.  Putting a glass top in and a new backsplash is akin to re-chroming the bumpers on a rusted out Ford Escort with torn upholstery.

 

Just lower the price from 6k to 3k (or less) and save yourself the headache and cost.  You’ll probably come out better financially in the end.  Or just sell the place.  Is it really worth being a landlord with such small returns on a condo like that?

[DrJack54]

2 minutes ago, worgeordie said:

  I hope

the new tenants look after them, just don't go crazy if

you want to get a return on the property , OK if you

can get a very good rent, but that would also depend

on the Condo and the area it's in...  Good luck

Thanks. 

Not really trying to make money.

Plan to undercut the other units just to obtain tenant.

Your point about painting doors and new appliances is what I was thinking.

The problem is (imo) trade services in Thailand are not that easy to find. 

When I did previous make over (townhouse) it required big haircut on mango tree at front.

Me thinking ....oh just grab a tree looper from trade services.

Not so straight forwarded.

I learnt quickly that you find these people from the grapevine Thais have. 

[EVENKEEL]

I'd take the cabinet between door and kitchen out and make an island as you stated above.

[DrJack54]

2 minutes ago, Airalee said:

Just lower the price from 6k to 3k (or less) and save yourself the headache and cost.  You’ll probably come out better financially in the end.  Or just sell the place.  Is it really worth being a landlord with such small returns on a condo like that?

Think your shooting from the hip slightly. 

The joint is walking distance to Thailand Culture Center MRT.

Also I'm not trying to make money. Certainly didn't buy it for that reason.

My recommendation to anyone re realestate is not to buy in Thailand.

[DrJack54]

8 minutes ago, EVENKEEL said:

I'd take the cabinet between door and kitchen out and make an island as you stated above.

Exactly. 

The island idea would be including complete new kitchen. 

Something would do maybe 5 years time plus. 

In meantime thinking painting doors etc.

As I posted above these services not easy to find.

Often it's a friend of a friend's Uncle. 

 

[bkk6060]

Looks OK I think for a rental.  If everything works, I would do nothing.

[DrJack54]

4 minutes ago, bkk6060 said:

Looks OK I think for a rental.  If everything works, I would do nothing.

Certainly an option.

It's bit like thread on a dress. Start pulling on it and one thing leads to another. 

As example this pic has edge of kitchen left side looking into bathroom. 

The vanity is dated and chrome ordinary condition. 

Yes chuck it. Seems obvious choice. 

[warrima]

9 minutes ago, DrJack54 said:

Start pulling on it and one thing leads to another.

Yes I've been there. Tennant moves out and i think i will get away with painting one wall. Then when its done the rest of the walls now look like cr@p. 

 

For your kitchen doors automotive paint works well on these. Take them to any little body shop and they could shoot some paint on for ye.

 

I have actually had cabinet doors made before at a shop on onnut road. One of those places that have front doors on display out on the pavement. When i went in the back they had a little joinery shop.  Honestly wouldn't recommend it though as they were a little costly and only lasted a few years. The edge banding came of and they started taking in moisture. 

[expat_4_life]

2 hours ago, DrJack54 said:

In Oz I would have the doors 2 pac coated plenty of places do that.

In Bangkok I don't know about these trade services being readily available.

I would suggest visiting your Juristic office, they should know tradesmen that frequently do work in your building. I've gotten some good referrals this way.

[DrJack54]

Just now, expat_4_life said:

I would suggest visiting your Juristic office, they should know tradesmen that frequently do work in your building. I've gotten some good referrals this way.

That's good advice and I actually did exactly that this Monday few days ago.

Will be using him to paint throughout. 

He pretty much does all the work,  make overs etc in that complex. 

I wasn't so convinced he knew what to do regarding the kitchen doors hence me starting this thread. 

 

[Jennyau]

 

Put in a fab backsplash to tie in your terracotta walls. Island also sounds good to bring it up to modern standards. 

[DrJack54]

8 minutes ago, Jennyau said:

 

Put in a fab backsplash to tie in your terracotta walls. Island also sounds good to bring it up to modern standards. 

Agree. 

This pic is townhouse from year ago.

Actually for some reason this pic looks to over but in real life looks good.

[essex boys]

Maybe try scrubbing the doors with a bit of an abrasive cleaner….I think as long as it’s clean people don’t take too much notice…I’ve been looking for a condo to rent in Khon Kaen , they are cheap enough but they all want a minimum 1 year rental, I only need a place for 4 months or so..good luck cleaning the place up

[Freddy42OZ]

As a renter I would appreciate all that cupboard space. 

It wouldn't cost much to have new doors put on or even have the existing doors stripped and have a new veneer put on them.

You definitely need the island as well.  Would be very hard to cook in that tiny space as is.

[pe747]

Had a similar color for the cabinets in my kitchen. After 4 years they turned yellowish. I decided to have the cabinet doors newly painted (sprayed) with anthracite color. Looks modern and is less delicate.

[DrJack54]

14 minutes ago, Freddy42OZ said:

You definitely need the island as well.  Would be very hard to cook in that tiny space as is.

Exactly what I had been thinking.

They have a largish sink (for a condo) leaving not much bench at all. Something to create a bench top area where they have that silly set of shelves. Those shelves are onto section of wall that is 70mm.

So can do bench onto that wall

[DrJack54]

1 minute ago, pe747 said:

Had a similar color for the cabinets in my kitchen. After 4 years they turned yellowish. I decided to have the cabinet doors newly painted (sprayed) with anthracite color. Looks modern and is less delicate.

I had made the thread to hopefully have post from someone that did what you mentioned. 

Didn't happen to be done in BKK? 

Sounds like you were happy with the result.

 

[thailand49]

Easy and common for condos go to Homepro the have preset to pick.  

[Saanim]

An easy way to get a warmer look of the kitchen is to apply self-adhesive wallpaper in a pattern of your choice. 

 

[misterphil]

That kitchen is old and outdated. My Apartment in Pattaya 15 years ago had a more modern kitchen than that. 
 

Go to Boontavorn and order a new one fitted. 
 

Why is that so difficult? 

[tonray]

17 hours ago, DrJack54 said:

The problem is (imo) trade services in Thailand are not that easy to find. 

HomePro can provide cabinet refacing services I believe. I always get their adverts via my Line HomePro Service 'friend'.  But in reality likely better in the long run just to put in a new Kitchen. That is a small area...likely can do all for about 35,000 to 40,000 baht including new cooktop and sink. Get non white so no yellowing in future years. Truthfully...if I were in the rental market...I would never consider something as old and rundown looking as that.

[Lacessit]

Space above the refrigerator is wasted, I'd suggest relocating the cupboards above the sink to there, then putting wall hooks above the sink with a tiled splash zone.

 

Never fails to amaze me power points above a sink (probably unearthed as well ) is accepted fitout practice here. Are Thais that keen on electrocuting themselves?

 

It's assbackwards, the sink should be on the left, the stove and extraction hood on the right.

 

 

[DrJack54]

12 hours ago, thailand49 said:

Easy and common for condos go to Homepro the have preset to pick.  

The picture I posted above of kitchen I put in townhouse a year ago was from homepro.

Approx 50k without appliances, installed. 

Very cheap.