One Korean-led team for design, construction, and factory-made furniture — with published per-sqm pricing, your building's juristic-person approval handled on your behalf, and less noise and disruption inside your unit than conventional on-site renovation.
Unlike a house, a condo renovation in Bangkok cannot simply begin once you're ready. Every condo building has a juristic person office — the nitibuccakon, the on-site building management body — and it must review and approve your renovation before any work starts. For a foreign resident unfamiliar with the local process, this step is often the first real obstacle, and it catches people out.
What the Juristic Office Typically Requires
What We Handle for You
Most of a condo renovation's noise and mess comes from built-in furniture and joinery being cut, sanded, and assembled inside the unit. Because Something Bespoke runs its own furniture factory, your wardrobes, cabinetry, and custom furniture are built off-site in parallel with construction, then delivered and installed as finished pieces. Less on-site carpentry means less noise, less dust, and less time your neighbors and the building's rules are put to the test.
Built Inside the Unit
Cutting, sanding, and finishing happen inside your condo, often over multiple visits — extending the noise and disruption window and putting pressure on the building's working-hour limits.
Built at the Factory
Furniture and joinery are manufactured off-site while construction proceeds in parallel, then brought in and installed as completed pieces — reducing the noise and mess your building and neighbors experience.
Design and construction are priced per square metre, published up front, so you know the range before the first conversation.
Design Fee
฿2,000/sqm
Minimum ฿100,000 per project
Construction Fee
From ฿20,000/sqm
Minimum ฿1,000,000 per project
Every turnkey condo project comes with the same three written commitments — not marketing language, contract terms.
If completion is late, we pay 0.1% of the contract value per day late, capped at 5% of the contract value.
Any material or brand substitution requires your written pre-approval. Unauthorized substitution is corrected at no cost.
Weekly progress reports with photos and status, plus a 24-hour response commitment on your questions.
60–150
SQM Condo Units
฿1.5–4M
Typical Project Budget
Owner-Occupiers
Foreign residents and expats making a Bangkok condo their own home — a full renovation designed around how you actually live, with the building's approval process and construction disruption managed for you from day one.
Rental-Investment Owners
Owners renovating a unit for the fully-furnished rental market — design, construction, and furniture delivered as one coordinated project, so the unit is tenant-ready without you managing multiple contractors from overseas.
Tell us about your unit and your building. We'll walk you through the juristic-approval process, the timeline, and a fixed quote before anything is decided.
Book a Consultation