Furnishing a Condo in Pattaya: Costs & Tips

"The condo is bought – but how much does it actually cost to fit it out now?" We hear this question from DACH buyers almost as often as the one about the purchase price itself. And rightly so: between a bare concrete shell and a ready-to-move-in home there can quickly be six-figure baht sums – or surprisingly little, if you plan cleverly.

This article is exclusively about furnishing and fitting out. We cover the purchase price itself separately under What does a condo in Pattaya really cost?, and the monthly running costs under Running costs: common area fee & sinking fund. Here we show you honestly what budgets you should plan for – as ranges, because the spread is real.

Furniture package from the developer or furnish it yourself?

In Pattaya you essentially have two routes. Both have their merits – it depends on your goal.

• Furniture package from the developer: Many new-build projects offer an optional (sometimes already included) furniture package. The condo is handed over turnkey – bed, sofa, fitted kitchen, often TV, fridge and air conditioning included. Advantage: no coordination effort, everything from a single source, immediately rentable. Disadvantage: standardised design, little individuality, and the quality varies strongly from project to project.
• Furnish it yourself: You buy from IKEA, SB Furniture, Index Living Mall, HomePro or online via Lazada/Shopee. Advantage: full control over style, quality and budget. Disadvantage: you have to organise the time, logistics, delivery and assembly yourself – which is demanding from afar.

A practical rule of thumb: anyone who wants to rent the condo out rather than live in it permanently is often most relaxed with a solid furniture package. Anyone who wants to create a home of their own usually prefers to furnish it themselves.

Budget by size: studio, 1BR, 2BR

The following ranges are values based on experience for a complete, rentable fit-out – that is, including air conditioning unit(s), kitchen appliances, bed, sofa, dining table and basic equipment. The lower limit corresponds to a simple fit-out (a lot online, a lot at IKEA basic level), the upper to a high-quality line.

Important for context: soft-furnishing packages from individual providers do start from around 37,000 THB for a fully furnished studio – but that is an entry-level offer price for basic quality. As soon as you want decent mattresses, several air conditioning units or higher-end appliances, the real final figure climbs noticeably higher.

The biggest individual items in detail

So that the ranges above become understandable, here are the cost drivers – with honest market values (as of 2026, depending on brand and promotion):

• Air conditioning (split unit): 15,000–40,000 THB per unit, depending on BTU and brand. Installation is an additional approx. 2,000–10,000 THB. In new builds at least one unit is often already pre-installed – check this before buying.
• Kitchen: In new-build condos a fitted kitchen is usually part of the handover. Appliances (hob, extractor hood, possibly microwave) and a fridge are often extra – budget 8,000–25,000 THB for a decent fridge.
• Bed & mattress: The item you shouldn't skimp on when renting out. A good mattress with a long warranty costs 10,000–30,000 THB, the bed frame 5,000–20,000 THB.
• Sofa: Simple from around 8,000 THB, a good fabric or leather sofa more like 20,000–50,000 THB.
• TV, washing machine, small appliances: A TV plus sofa can be put together in the entry-level range for under 15,000 THB; a washing machine costs 7,000–20,000 THB.
• Décor, curtains, crockery, bed linen: Often underestimated – realistically 15,000–40,000 THB to make a condo really feel "lived in".

Quality levels – where is it worth saving, where not?

Not every item deserves the same budget. Our recommendation after years in Pattaya:

• Invest: mattress, air conditioning, sofa. Residents and tenants feel these every day – and cheap goods are the first to fail here.
• Mid-range is enough: dining table, TV lowboard, wardrobe. Index Living Mall and SB Furniture offer good value for money here, often better made than cheap IKEA lines.
• Saving allowed: décor, bed linen, crockery – online via Lazada/Shopee usually much cheaper than in store.

A common misconception: that IKEA is automatically the cheapest option in Thailand. In fact the prices are often above what you know from Europe, and local providers are sometimes cheaper for comparable material quality.

Furnishing for renting out – what matters

If renting out is your goal, the rule is: less is more, but quality counts. Tenants in Pattaya expect a working air conditioning unit in every room, a good bed, a usable kitchen and a decent internet/TV area. Don't overload the apartment with personal décor – neutral, robust furniture lasts longer and appeals to more prospects.

• Go for low-maintenance, darker fabrics on the sofa and curtains – they forgive more.
• Plan in enough storage space; that's a frequent plus point at viewings.
• Keep a small budget for replacements ready – in the tropical climate, textiles and appliances wear out faster.

Note: This article is not legal, tax or letting advice. Rules on short-term letting, taxes and permits change – check official sources or a professional advisor before acting.

Frequently asked questions

What does it cost to furnish a studio in Pattaya?

A simple, rentable basic fit-out starts at around 37,000–70,000 THB. For mid-range quality you should budget 70,000–110,000 THB, and for a high-quality line 110,000–180,000 THB – each including air conditioning, kitchen appliances, bed and sofa.

Is the developer's furniture package worth it?

For landlords often yes: it is usually cheaper than buying everything separately, saves coordination effort and the condo is immediately ready to move in. Anyone who wants to create an individual home, on the other hand, prefers to furnish it themselves.

What does an air conditioning unit including installation cost?

A split unit costs 15,000–40,000 THB depending on capacity and brand, with installation an additional around 2,000–10,000 THB. In new builds a unit is often already pre-installed.

Where is the best place to buy furniture in Pattaya?

IKEA for standard goods, SB Furniture and Index Living Mall for solid mid-range, HomePro for appliances and home technology, Lazada/Shopee for cheap décor and small items. A mix of these sources usually delivers the best value for money.

How much should I budget for a 2-bedroom?

Realistically 250,000–500,000 THB for a complete, high-quality fit-out – simple fit-outs are possible from around 200,000 THB, and the upper end of the range is open.

Are you buying off-plan? Then you can often add the furniture package directly – your condo is then turnkey on handover day and rentable from day one, without you having to coordinate furniture from afar. We'll tell you honestly which projects offer a fair package and where you're better off furnishing it yourself. Arrange a free initial consultation or download our free guide in advance.