Thread: Shophouse Renovation

We are planning on Renovateing a 4 floor shophouse with the following:

1st floor small shop
2nd floor 1 Brm apartment for rent
3rd floor 1 Brm apartment for rent
4th floor 1st floor of our appartment Kitchen Lounge
Rooftop 1/2 enclosed for our bedroom and bathroom with a small outdoor sitting Aria.

The Shophoue as it stand is a bog standard 12 x 4 Mtr with 2 mtr extention on ground floor at the back all other floors are standard 12 x 4 mtr.

Any help with Ideas on lay out etc would be appreciated.

I have 3d modeled the plans already with the stairs in place as it is now but if a better layout is an open I would be happy to see it.
I will post up the renders as soon as they are finished
Cheers
Dutch

You are going to get real sick about having to walk up 4 flights of stairs x times daily....

Who's going to be running the shop on the ground floor?
What sort of business is it going to be?
Who's going to be renting the rooms upstairs?

Where's the location?

You might be better off just renting the whole thing out as one.

A friend is paying 15k for a brand new one along a big road in Pathumthani. They opened a restaurant downstairs.

We have a Import Business so the ground floor will probably be for us as an Office

Location is 5 minutes walk from BTS Bearing BKK just off Suk rd

15K P/M is stuff all we were offered 12k P/M just for someone to rent the ground floor from us we turned them down due to pending project.

I don't mind Stairs I work on a ship and stairs are a way of life anyhow it keeps the beer gut off.

This is some renders of the 1BRM (Rentals) we are planning
measurements are 4 x 12 Mtrs but we loose approx 3.5 x 2 Mtrs for the stairwell/Entrance

1BRM Lounge Kitchen standing in Bedroom doorway


1Brm Bedroom Looking back toward door into Lounge


1BRM Standing in Bathroom doorway looking towards Kitchenette/Lounge


1BRM Bathroom Approx 2.7 x 2 Mtrs back window in looking out over 1.8 Mtr Balcony


Planning on renting furnished

Will post the rest of the floor renders as they come.
Cheers

DUTCH

Those photos/renderings look great. Nice light, bright colors will make 4 meter wide rooms seem bigger.

Nice looking place/plan indeed. How much are you gonna rent those flats our for?

(& you will get bored of walking up all those steps...

That was the plan
I have actually Modified the wall between Brm and Lounge/Dine with a Double frosted sliding door lets more light in


This is 3rd floor ( Our First floor of our apartment)
Entrance and side board table looking back to kitchen

On the left is a small office and a Toilet


Kitchen


Lounge
Looking back toward the entrance / table

Lounge


Our Bedroom Top floor


French doors to Patio


Patio


Walk In Wardrobe into Bathroom


Bathroom


Looking out of bathroom toward bedroom


That is all the living space photos
Still have not rendered the Ground floor shop yet.

Not sure on rentals $$ wife said around 10-15 p/m furnished long term lease.
But plan on renting for enough to pay out households living costs for myself and wife.

Originally Posted by Necron99

You are going to get real sick about having to walk up 4 flights of stairs x times daily....

Or being subletees and living with the odd sorts.

To each his own.

I dont go out all that often even in the poky little 35 sqmtr studio we are in now.
perhaps 2 times a day max sometimes none...

Originally Posted by thaimeme

Originally Posted by Necron99

You are going to get real sick about having to walk up 4 flights of stairs x times daily....

Or being subletees and living with the odd sorts.

To each his own.

Cant be any worse than living with the nutters you get in a large Condo..
"had som crazy bird screaming at her Frang about she wanted a car last week at 3 am"
Almost got up and kicked the door in.. Crazy bitch..

At least you can kick em out if they act up too much in your own pad.

SO I could not get the Render to work properly for the Ground floor

So I screen captured the 3d Model to give you an Idea

Ground floor Shop entrance with sliding door long corridor along one side to allow access to exiting stairs





At the back will be a Bathroom with shower as in the future my be used as a Maids apartment with the addition of a Kitchenette and Dividing wall from the Shop
Will have to look into Ventilation and Airflow




Your comments suggestions welcome
Cheers
Dutch

Wouldn't it be better simply to walk upstairs straight off the street, then you don't lose 1m x X m for the whole of the shop area. Although I guess the tenants could store bicycles etc. in the 1m corridor?

Well This layout was made with existing stairs in place
I did look at doing a stair relocation and flipping the whole thing so stairs were at the road side of the building but was unsure how much it would cost to build stairs in and knock out the old ones.

The Shophouse is in between other shophouses so cant access from sides or back.

Will fiddle with the plans and see what I can come up with
One thing I can think of is all the existing plumbing is down the back so would have to relocate that also.

Exactly where I was about 8 years ago. I too like messing with Sketchup and dreaming of the returns on my ingenuity and ended up with about 8 properties like this. Not to discourage you, but ideas of we fahlang on these matters yield mostly thin if not bitter fruits because of lack of standing in ownership and law. Not impossible, but not as promising as it might seem. I hate to say it, but my advice is limit your investment even if the property location is ideal, as mine all have been.

Swelters

Originally Posted by jack swelters

Not to discourage you, but ideas of we fahlang on these matters yield mostly thin if not bitter fruits because of lack of standing in ownership and law.

A very interesting comment, Jack. Could you explain what those specific issues/problems were? It might be helpful to some of us. Thanks

What is the floor to finished ceiling height going to be? Recessed lighting I hope.
The height of the doors makes a big difference. Low door openings ie. 200-210 make a room appear low.
In the rendering you are showing the AC units on the sidewalls. Will the condenser unit be on the side or the back or on the roof? Long runs of ductwork from the side walls to the back will not look good.

Originally Posted by terp80

Originally Posted by jack swelters

Not to discourage you, but ideas of we fahlang on these matters yield mostly thin if not bitter fruits because of lack of standing in ownership and law.

A very interesting comment, Jack. Could you explain what those specific issues/problems were? It might be helpful to some of us. Thanks

I too would like to know this
Can you eloborate further?
We all know about ownership issues here I believe.
I my case my wife and I own a legitimate business in Thailand and we are planning on running the office from the building and the business will own the property.

Originally Posted by Humbert

What is the floor to finished ceiling height going to be? Recessed lighting I hope.
The height of the doors makes a big difference. Low door openings ie. 200-210 make a room appear low.
In the rendering you are showing the AC units on the sidewalls. Will the condenser unit be on the side or the back or on the roof? Long runs of ductwork from the side walls to the back will not look good.

Floor to ceiling is 3m floor to structural horizontals is 2.6m so would plan on finished ceiling at 2.6.
Can you get larger than 2m doors in Thailand?
The AC units are not set in stone was also looking into the ceiling mounted units you can get as we will have 400mm to play with up there or if we use wall mounted we will run ducting through the ceiling cavity will definitely trying to avoid all cables and pipes being exposed on walls.

Originally Posted by dutchw

Can you get larger than 2m doors in Thailand?

Of course. Custom made.
I had a similar ceiling and structural beam configuration at some condos I renovated. I did some raised ceiling areas inside the beams at 285cm and it made a big difference.

The French doors in your bedroom are nice and look great, but will they keep aircon in and mosquitos out?