Kitchen upgrade.

[DrJack54]

1 hour ago, Lacessit said:

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

Agree.

Here is option from homepro.

Approx 50k installed.

 

[DrJack54]

1 hour ago, tonray said:

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

You make some valid points.

Think your bit skinny with the 35-40k including appliances. 

New kitchen certainly an option.

As I mentioned in OP...the actual cabinets and doors are in excellent condition. 

The norm is to just replace.

Here is a simple makeover I did in my own joint. 

The previous bench top being tired laminated. 

Did an overlay stone top with new appliances.

 

[tonray]

23 minutes ago, DrJack54 said:

You make some valid points.

Think your bit skinny with the 35-40k including appliances. 

New kitchen certainly an option.

As I mentioned in OP...the actual cabinets and doors are in excellent condition. 

The norm is to just replace.

Here is a simple makeover I did in my own joint. 

The previous bench top being tired laminated. 

Did an overlay stone top with new appliances.

 

In my old house in USA I painted my old cabinets...not that difficult. Get a high quality semi gloss, add some new handles and hardware, and a new ceramic infrared cooktop (I recommend MEX brand) and you have a new kitchen for cheap with a little elbow grease.

[grin]

You might consider a 60 cm total backsplash. 10 cm matching the countertop and 50 cm of tile above that. That gives you more room than the fairly standard 45 cm between the base and wall cabinets. Also I suggest using 25 x 20 cm tile so that you have 2 full tiles for the 50 cm space. I think the larger tile looks better for backsplashes plus it is easier to clean.

 

We just replaced the countertops and added this type of backsplash to one of our kitchens. This really doesn't cost much and improves the look plus protects the walls. Tile, thinset (mastic?) and grout at Baan and Beyond were about 500 Baht and labor was 700 Baht.

[DrJack54]

2 minutes ago, grin said:

We just replaced the countertops and added this type of backsplash to one of our kitchens

Thanks for your suggestions.

Can you recommend someone or some place that does countertop.

 

[Henryford]

21 hours ago, JetsetBkk said:

Looks very 50's style.

 

I like it!  ????

 

1850s, i wouldn't rent it.

[grin]

2 minutes ago, DrJack54 said:

Thanks for your suggestions.

Can you recommend someone or some place that does countertop.

 

We're in Chiang Mai. There are a lot of places here that sell granite countertops but we just hired a kitchen cabinet shop to buy and install the countertops.

[DrJack54]

1 minute ago, Henryford said:

1850s, i wouldn't rent it.

Few posts similar to this.

Personally think it's harsh. 

 

Here is pic from the lounge back to kitchen . 

Also couple of pics of similar unit that has had makeover. 

I'm not sure what you pay for 60sm close to (walking distance) Thailand Culture Center MRT.

Everything has a price point. 

 

 

[DrJack54]

Think one thing that might be useful in DIY forums is sharing of trade contacts. Bit unrelated to kitchen, however here is pics before/after of tree lopping had done at a townhouse. At the time was trying to find tress loppers with very little success. Including AseanNow.

So these guys were a godsend.

The pic before does not show full height of tree. It was big. 

3 guys and a wife of one. 

Took two trucks of branches etc.

Cost 3000 baht. Unbelievably cheap.

 

[thailand49]

2 hours ago, DrJack54 said:

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

Approx 50k without appliances, installed. 

Very cheap. 

I go to a number of places during the week, mostly Homepro just to keep cool and look around for ideas. Today there are many new style much better than what you showed on your photo, my first condo purchased to rent was similar at HomePro, I picked out something more stylist and told the guy for the length what I wanted to include which was a location for a Microwave or portable oven you can go to a marble shop and purchase a better counter top for around 4000 baht cut and installed.  Good luck!

[DrJack54]

5 minutes ago, thailand49 said:

I go to a number of places during the week, mostly Homepro just to keep cool and look around for ideas. Today there are many new style much better than what you showed on your photo, my first condo purchased to rent was similar at HomePro, I picked out something more stylist and told the guy for the length what I wanted to include which was a location for a Microwave or portable oven you can go to a marble shop and purchase a better counter top for around 4000 baht cut and installed.  Good luck!

Like the idea of bench top.

Ta

[Bvor]

22 hours ago, DrJack54 said:

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

my 2 cents worth (i'm also soon to change my pattaya condo layout to make more saleable).

i like openness and would rid the room of those 2 dividers, put neat shelving in that fridge recess area, put fridge where the kitchen divider was, replace ceiling light fittings with insert downlights and paint over the red walls with a passive light colour eg powder grey, cream.

being a rental i would keep costs well down on whats been suggested and apply the KISS strategy. 

[DrJack54]

43 minutes ago, Bvor said:

my 2 cents worth (i'm also soon to change my pattaya condo layout to make more saleable).

i like openness and would rid the room of those 2 dividers, put neat shelving in that fridge recess area, put fridge where the kitchen divider was, replace ceiling light fittings with insert downlights and paint over the red walls with a passive light colour eg powder grey, cream.

being a rental i would keep costs well down on whats been suggested and apply the KISS strategy. 

Like you ideas. 

The piece of wall that you suggest for new fridge is 700mm. 

An 11cf fridge is `600mm wide so that works. 

The area where pic shows current fridge is 880 wide and 600 deep left side however only 400 deep right (kitchen bench side).

I understand folk suggesting new kitchen however we are not going to live in it. 

The hold back on putting fridge where you suggest is that there is no bench area in existing bench with the silly big sink.

Have also considered bench coming off from that wall section if fridge not there.

[Bvor]

14 minutes ago, DrJack54 said:

The hold back on putting fridge where you suggest is that there is no bench area in existing bench with the silly big sink.

Have also considered bench coming off from that wall section if fridge not there.

no bench area may not be really important as most people eat/buy out.

the suggested shelves can hold some cooking appliances etc and micro on top of fridge.

dividers may be relocated against other walls.

i agree with your no buy sentiment - 2014 i was warned not to but went ahead and bought my condo thinking i would retire in LOS and have the life of riley.

spent too much refurbishing it and then have centrelink cut my disability pension to 4 weeks per year if outside of oz (been on age pension since 2016).

of course the condo been vacant the last 2 years while i'm stuck in oz.

did get lucky 2015 and had a renter for 39 months while i rented around myself in the 6 months per year when in pattaya.

now not getting any renters or buyers....condo looks like being part of my deceased estate (haha)     

[DrJack54]

24 minutes ago, Bvor said:

now not getting any renters or buyers....condo looks like being part of my deceased estate (haha) 

I like your positive attitude.

Personally I have properties in Oz and that's worked out extremely well.

My reason for buying few properties in Thailand and giving to my long term partner is bit of forced savings for her when I'm long gone. 

Like most condominiums there are numerous rooms for rent.

My idea to to furnish with good gear and rent for lower price.

If the going rental for 60sm is 13k, then I'm fine with 11k. 

Just have the thing let. 

Partly explains slightly reticent to do complete makeover, as it's not for us. 

Love the place I'm at (we rent).

[DrJack54]

Rather than start a new thread.

Has anyone used timber slab planks for kitchen bench top.

Here is pic from Blue Sea Wood. 

[david555]

On 2/24/2022 at 5:36 PM, Freddy42OZ said:

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.

My kitchen is just 2.4 +0.60 cm in L shape  and just enough i find to really cook in it , not just warming up a takeaway from outside ????

[sometimewoodworker]

1 hour ago, DrJack54 said:

Rather than start a new thread.

Has anyone used timber slab planks for kitchen bench top.

Here is pic from Blue Sea Wood. 

 

 

The reason why solid slabs work in tables is that the expansion and contraction over the seasons is not very noticeable.

 

However in a kitchen bench top the movement will all be on the front, depending on the timber this could be quite significant, the slabs look to be flat sawn which looks pretty but is going to move quite a bit more than rift sawn slabs, they are also inclined to move quite a bit specially if in an AC environment.

https://cdn.popularwoodworking.com/wp-content/uploads/2010/10/WoodMovement.pdf

 

Unless you are extremely careful (quite possibly even then) you are going to have a very interesting time if you try to use one of them. The only apparent solid tops that will not be a problem are veneered over a base of a non moving substrate like plywood/chip board/MR MDF

[Bvor]

On 2/25/2022 at 11:36 PM, DrJack54 said:

Has anyone used timber slab planks for kitchen bench top.

also interested for option at my condo.

i have another idea your kitchen ..............maybe fridge swap places with that cupboard/shelf unit next to TV cabinet and then have a flash bench top in place of the divider (would be better if fridge was white).

my KISS style again. 

[DrJack54]

3 minutes ago, Bvor said:

also interested for option at my condo.

i have another idea your kitchen ..............maybe fridge swap places with that cupboard/shelf unit next to TV cabinet and then have a flash bench top in place of the divider (would be better if fridge was white).

my KISS style again. 

Think I have the location of fridge down to 2 options.

One is to keep same position as in first picture.

Second is to have it against the section of wall where that wall partition come shelves is presently. 

I will put big fridge (11cf min) so most likely not go with fridge located near TV. 

Still up in the air re new kitchen or spruce up the old.

New kitchen 55k. Exclude hob.

Kitchen make over not significant expense. 

BTW ...if anyone interested found an app (Nippon paint) let's you colour items in your pics. 

Rough example attached.

[Bvor]

45 minutes ago, DrJack54 said:

One is to keep same position as in first picture.

my "sense" of aesthetics is that the present fridge position is not ideal as it crowds the area and in particular the kitchen drawers.

perceptions will always vary.....post photos when completed.

i promise no more 2 cents worth.

[DrJack54]

14 minutes ago, Bvor said:

I promise no more 2 cents worth

Keep the ideas coming. 

I agree with your thinking that current fridge position has big negative.

That piece of wall with the shelves divider attached is 700mm.

The fridges I'm looking at are less than 700 wide yet still 11cf up.

 

Another thing I find bit surprising...

I have looked at all rooms of 60sm in that building for sale and rent.

Almost all have small table to eat. 

There is enough space to have larger type of table. Perhaps 1800x800 etc.

Must not be Thai style. 

I had more this in mind (pic).

The area is big enough.

Also attached typical pic of another room. Notice the tiny table. Dot get it. 

 

 

[Bvor]

13 minutes ago, DrJack54 said:

I had more this in mind (pic).

yeah i like.

present table and chairs.....hehe.

i just purchased online SIA ticket PER to BKK ($675) 12/3 - 10/4.

will then be my turn to redesign condo as i want to sell.

its a 51.5 sqm studio, surprisingly i have more options then first thought.

but my procrastination and cheap charlie inclinations always lurking.

don't forget photos on completion, maybe will help with my endeavours 

[pe747]

On 2/24/2022 at 5:57 PM, DrJack54 said:

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.

 

I am very happy with the result. Also did the doors indoor. Was done in Hua Hin as I am living there.

Regards

Peter

[DrJack54]

@pe747 

Thanks for sharing.

Think your kitchen came up a treat. 

 

 

[Yellowtail]

Rather than remodeling, why not offer a low/no security deposit and with a little higher rent?

 

Change your bait...

 

 

[DrJack54]

Just now, Yellowtail said:

Rather than remodeling, why not offer a low/no security deposit and with a little higher rent?

 

Change your bait...

 

 

Valid point.

However imo the pad will be rented to Thai (actually pretty much already is) unseen by tenant. 

The hook was that everything in the condo is new.

A few extra bucks on upgrade kitchen will be nice fit.

The photo someone posted of painted doors is exactly what I had in mind.

Have ruled out replacing the kitchen.

The lower rent than other rooms in the building is also valid point.

There are a zillion condo's available for rent in Bangkok..

 

[Yellowtail]

3 minutes ago, DrJack54 said:

Valid point.

However imo the pad will be rented to Thai (actually pretty much already is) unseen by tenant. 

The hook was that everything in the condo is new.

A few extra bucks on upgrade kitchen will be nice fit.

The photo someone posted of painted doors is exactly what I had in mind.

Have ruled out replacing the kitchen.

The lower rent than other rooms in the building is also valid point.

There are a zillion condo's available for rent in Bangkok..

 

So it's already rented and you want to surprise then with a new renovation, nice!

[DrJack54]

3 minutes ago, Yellowtail said:

So it's already rented and you want to surprise then with a new renovation, nice!

Attempt at humor?

The settlement occurs this week.

We had meeting for paperwork which we did at the condo couple of weeks ago. 

Along with a tradesman that does lot of the makeovers in that complex. 

The real estate agent is aware of the plans and on the back of that has couple of folk waiting to sign.

In her opinion the hook was brand new appliances and furniture.

And no I would never accept a tenant without security deposit. 

 

[DrJack54]

Update might be helpful to anyone doing makeover.

So settlement March 10.

The workers started March 15.

Incredibly fast. I guess team of 4 helps.

Unpleasant job.

Remove all wall paper and repaint.

Remove all floor tiles. 

Tile floor.

Obviously that includes removal of all skirting and replace.

Install vanity and washing machine set up. 

Prepare and pant all kitchen cupboard doors.

Price includes floor "glue" and paint. 

Remove and install curtail rods 3.

Miscellaneous works. 

Installation on granite kitchen bench. 

Disposal of all waste such as tiles etc etc. 

Minor things such as drain connection, electric hob connection etc etc.

Total 61k.

 

Extras: Granite bench top 8k.