Planning a renovation and want to know the exact cost of a stretch ceiling in Thailand? We break down what goes into the price and provide real-world examples for Bangkok.
Prices in Bangkok condos. Stretch ceilings in Ideo, Noble, and The Line: ฿2,000–3,000/sqm. A 30 sqm studio: ฿60,000–90,000 turnkey with lighting. Over 5 years, drywall repainting costs more — and the result lasts 15+ years.
Profile Type
| Type | Price from | Feature |
|---|---|---|
| Standard | 2,000 ฿/m² | Classic profile with decorative insert |
| Shadow-gap | 2,500 ฿/m² | Gap between ceiling and wall — the ceiling "floats" |
| Floating | 3,000 ฿/m² | Special profile for perimeter LED lighting, weightlessness effect (strip and driver calculated separately) |
Additional Elements
| Element | Price | Note |
|---|---|---|
| Light-point preparation | 500 ฿/pc | Platform + cut-out |
| LED perimeter lighting | 1,000 ฿/lin.m | LED strip around the perimeter |
| Extra corner | 300 ฿/pc | 4 corners included in the base price |
Example: 20 m² Bedroom
| Item | Quantity | Amount |
|---|---|---|
| Shadow-gap ceiling | 20 m² × 2,500 ฿ | 50,000 ฿ |
| Light points | 6 pcs × 500 ฿ | 3,000 ฿ |
| LED perimeter lighting | 18 lin.m × 1,000 ฿ | 18,000 ฿ |
| Total | 71,000 ฿ |
Standard option without LED — from 43,000 ฿.
5-Year Comparison with Drywall
| Stage | Drywall | LuxeSpan |
|---|---|---|
| Installation | 10,000—24,000 ฿ | 43,000—71,000 ฿ |
| Post-construction clean | 3,000—5,000 ฿ | 0 ฿ |
| Repaint & crack repair (year 3) | 10,000—15,000 ฿ | 0 ฿ |
| Downtime (apartment vacant) | 14 days | 1—2 days |
What's Included in the Price
- Survey — free, the engineer arrives with samples
- Production — 24 hours, automated cutting using harpoon technology
- Installation — clean, with industrial vacuum cleaners
- Warranty — 10 years: official certificate covering perfect membrane tension, colour stability and reliability of the concealed harpoon lock
The price is fixed in the contract and does not change during works.
Acoustic Stretch Walls
LuxeSpan acoustic stretch walls: from 2,500 to 4,000 ฿/m². Included: concealed acoustic PET absorber, hidden electrics, embedded mounts for TV and furniture, seamless junctions.
рџ“ђ LuxeSpan Engineering Brief
The cost of acoustic stretch walls pays for itself at the services routing stage. In monolithic buildings in Bangkok, chasing load-bearing concrete pillars for sockets and air-conditioning lines is strictly prohibited by building codes. The classic workaround — building false walls from foam blocks — eats into usable floor area and requires messy wet works. The acoustic stretch wall frame (base thickness 2—5 cm) allows concealed, fast routing of low-voltage and power cables without compromising the building's structural integrity. Where larger services (A/C refrigerant lines) need to be hidden, the profile offset is locally increased within technical tolerances.
Get an exact quotation for your property
Every property is unique. A LuxeSpan engineer will visit you, perform laser scanning of the rooms, select the profile systems and give you a final price that is locked in the contract.
Free engineer visit and instrument survey: +66 93 520 3970 → [email protected]
рџ“ђ LuxeSpan Engineering Brief
When estimating renovation costs, it is critical to use the TCO (Total Cost of Ownership) metric. Drywall appears cheaper only at the profile-mounting stage. If you add hidden costs — joint compound, fibreglass mesh, 2 coats of paint, post-construction cleaning and the inevitable restoration after 3—4 years due to settlement cracks — drywall's Total Cost of Ownership over a 5-year horizon closely approaches that of a basic stretch system, driven by cyclical operational expenditure (OPEX). By choosing LuxeSpan, you pay for premium aesthetics, same-day commissioning and the absolute absence of construction works for the next 10 years.