Ask ten people what "renovating a condo" costs and you will get answers from ฿10,000 to ฿1,000,000. Both are right. One is a repaint. The other is a new kitchen, built-in wardrobes, new electrics and a retiled bathroom.
Most Bangkok condos do not need the million. They are structurally fine and fitted out, but tired: scuffed walls, black grout, cold or chipped tiles. Fixing the surfaces is what changes how the unit looks, how it photographs and what it rents or sells for. This guide prices that surface refresh precisely, then explains where the bigger costs begin.
The surface refresh: what it includes
A surface refresh covers the four things you see and touch in every room.
- Walls and ceilings. Cracks and holes filled, two full coats of paint. See interior painting.
- Grout and silicone. Old grout cut out of the bathroom and kitchen splashback, new grout, silicone resealed. See regrouting.
- Floors. SPC click-lock planks laid over the existing tiles. See SPC flooring.
- Repairs. Damp patches, cracks and old fixings dealt with before anything goes on top. See wall repair.
Nothing is demolished, so there is little dust, no curing time and no waiting for screed to dry.
2026 prices by condo size
These are RenoRova's guide prices by home size. A free survey turns them into a fixed written quote, and most quotes land within 10% of the guide.
| Home size | Full repaint | Regrout | SPC floors | All three together |
|---|---|---|---|---|
| Studio, about 30 m² | ฿12,900 | ฿6,900 | ฿32,900 | ฿46,900 |
| One-bedroom, about 45 m² | ฿18,900 | ฿8,900 | ฿47,900 | ฿66,900 |
| Two-bedroom, about 70 m² | ฿28,900 | ฿14,900 | ฿72,900 | ฿103,900 |
| Three-bedroom, about 120 m² | ฿44,900 | ฿21,900 | ฿119,900 | ฿165,900 |
The last column is the Full Refresh, where one crew lead sequences all three in a single visit. Booking them together costs 10–12% less than booking them separately, because there is one set-up, one protection job and one clean.
Divide the Full Refresh by floor area and a surface refresh works out at roughly ฿1,500 per square metre. That is the honest benchmark for comparing quotes.
What different budgets buy
Up to ฿20,000: paint and the details
A full repaint of a studio or one-bedroom fits in this budget, and it is the biggest visual change per baht you can make. Add a silicone reseal and anti-mould treatment in the bathroom from ฿1,900, and a handyman visit from ฿1,490 to remount rails, shelves and the TV properly.
฿50,000 to ฿70,000: the full surface refresh
This is the Full Refresh for a studio or a one-bedroom: every wall painted, every grout line renewed, every floor replaced. The unit reads as new. It is also the most common job we do for owners about to rent or sell.
Around ฿100,000: refresh plus one big upgrade
In a 30 m² studio, ฿100,000 covers:
- the Full Refresh, about ฿46,900
- retiling the bathroom, from about ฿30,000 depending on tile choice
- a fluted panel or wallpaper feature wall, from ฿4,900
- what remains for new taps, a mirror, lights or blinds
In a 70 m² two-bedroom, ฿100,000 is the Full Refresh on its own. If the bathroom tiles are sound, regrouting instead of retiling saves about ฿25,000. Our guide to regrouting versus retiling explains how to tell which you need.
Beyond that: the trades that cost the most
Full gut renovations get expensive because of the parts that are not surfaces:
- kitchen cabinets and worktops
- built-in wardrobes and TV units
- new electrical circuits, sockets and lighting
- moving or adding air-conditioning
- moving plumbing
These are specialist trades. Joinery in particular is usually the largest single line in a full renovation. RenoRova does not build kitchens or wardrobes, and we would rather say so than quote a number we cannot stand behind. What we do is finish around them, and sequence our work so the joiner's new cabinets never get paint, grout or dust on them.
Where the money is worth spending
Floors and walls first. They are the largest surfaces in every photo and every viewing. A repaint and new floors change the whole impression of a unit for less than one new kitchen.
Bathrooms second. Black grout and mouldy silicone make a clean bathroom look dirty. Regrouting costs a fraction of retiling and lasts years if the silicone is done properly.
Choose colours in the room, not on a screen. A wrong colour across a whole condo is the most expensive mistake on this list. A colour and design consult costs ฿3,900 and the fee comes off any job over ฿20,000.
Do not over-specify a rental. Premium paint ranges and herringbone floors are lovely, but tenants rarely pay more for them. Durable, neutral and easy to touch up is the brief. For rentals, see the landlord turnover checklist.
The right order of work
Doing the jobs in the wrong order is how new work gets damaged by the next trade.
- Repairs. Fix leaks, damp and cracks so nothing new goes over a problem.
- Electrical and joinery, if any. Holes for sockets and fixings are made before the walls are finished.
- Ceilings, then walls. Drips fall down, so paint from the top.
- Grout and silicone. Wet-area work after painting avoids paint on fresh grout.
- Floors last. New floors go down after the messy trades have left.
With the Full Refresh, this sequencing is the crew lead's job, not yours.
How long it takes
As a rule of thumb:
- painting: about one day per 35–40 m² of floor area
- regrouting: about a day per bathroom, with the shower usable the next morning
- SPC floors: one to two days for most condos
A studio surface refresh takes three to five working days. A two-bedroom takes about a week. In a high-rise, the building's working hours set the pace. Most juristic offices allow noisy work only on weekdays and Saturdays within set hours, so plan the calendar around those. Our guide to condo renovation rules and the juristic office covers what to prepare.
Paying for it safely
However big the job, avoid paying most of the price up front. A fair structure is a deposit to start and the balance after you have walked every room. RenoRova takes 50% to start and 50% at the walk-through, and jobs under ฿10,000 are paid on completion. Our guide to hiring a renovation contractor in Bangkok lists the warning signs to watch for with any company.
Getting your number
Send photos of each room and the unit's size on LINE or WhatsApp for a guide price the same day, or book a free survey. The survey turns the guide into a fixed written quote within 24 hours, and the fixed quote is the price you pay.
Frequently asked questions
How much does it cost to renovate a 30 m² condo in Bangkok?
For a surface refresh of a 30 m² studio in 2026, about ฿12,900 for a full repaint, ฿6,900 for regrouting the bathroom and kitchen splashback, and ฿32,900 for SPC floors over the existing tiles. All three together are about ฿46,900. Kitchens, built-ins and electrics are extra and quoted by those trades.
What can I do with a ฿100,000 budget in a condo?
In a 30 m² studio, ฿100,000 covers repainting, regrouting and new SPC floors (about ฿46,900), retiling the bathroom (from about ฿30,000) and a fluted panel or wallpaper feature wall (from ฿4,900), with some left for new fittings. In a 70 m² two-bedroom the same budget covers the full surface refresh at about ฿103,900.
What is the cost of condo renovation per square metre?
For a surface refresh — paint, grout and SPC floors — about ฿1,500 per m² of floor area in 2026. A full gut renovation with a new kitchen, wardrobes and electrics costs several times that, depending mostly on joinery.
How long does it take to renovate a condo?
A surface refresh of a studio takes about three to five working days. A two-bedroom takes about a week. Juristic office working hours, which often exclude Sundays and holidays, can stretch the calendar.
Do I need permission to renovate my condo?
Almost always. Thai condominiums are run by a juristic person under the building's regulations, and most require you to notify them, submit the contractor's details and pay a refundable damage deposit before work starts.
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Written by the RenoRova Team
We're Bangkok's documented renovation crew — everything we write comes from real painting, regrouting and flooring jobs across condos, homes and short-stay rentals.
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