Pricing
How Much Does Ceiling Repair Cost?
| Item | Price |
|---|---|
| Gypsum ceiling spot repair | THB 300–700 / sq.m. |
| New ceiling, whole room (skim-coated) | THB 250–450 / sq.m. |
| New light partition (steel frame + gypsum both sides) | THB 550–900 / sq.m. |
Market reference range · actual price per quotation · Market estimates, not yet derived from completed jobs · last reviewed July 2026
The real price comes from the technician’s quotation, priced from the photos and details you send on LINE rather than from a visit first. You confirm that price, and only then is the visit arranged.
A visit costs 500 baht when the technician comes from your own province and 2,000 baht from another one. It is counted inside the quote’s single total rather than billed separately, and it is not refunded if you look and decide against the repair.
- Whether the source of a leak has to be found and fixed first — if it isn't, the stain and damage return to the same spot on the ceiling later
- Ceiling height and how hard the work area is to reach — a high ceiling needs scaffolding a room reachable by a normal ladder doesn't
- How much of the finished surface needs skim-coating and repainting afterward — the more area, the proportionally more time that takes
- Whole-room versus spot repair — a full new ceiling is usually cheaper per square metre than a small spot repair, because it's one continuous sheet rather than removing an old panel piece by piece
A spot repair on a gypsum ceiling runs 300–700 baht per square metre; a new light partition wall runs 550–900 baht per square metre. The single biggest factor is whether the water leak causing the damage has actually been fixed before the ceiling work starts.
- Gypsum ceiling spot repair
- THB 300–700 / sq.m.
- New light partition wall
- THB 550–900 / sq.m.
- Warranty
- 7 days
- Rework guarantee
- Yes
How to spend less
- Always fix the source of a water leak before repairing the ceiling underneath it — it costs more up front, but avoids paying to repair the same spot again a few months later
- If several spots in the same property need work, book them in one visit rather than calling a technician out separately for each
- If you're planning several light partition walls at once, give the total area up front so the per-square-metre price reflects the full job, not a small one
Frequently asked questions
Am I being charged a foreigner price for this?
The ranges here are the same market reference regardless of who's asking. What actually protects you is that the technician confirms the area and the price over LINE, in writing, based on the photos and area you send — compare it against this page, and question anything that doesn't fit.
There's a water stain on my ceiling from the unit above — is that my problem or the building's?
In a condo, water coming through from a unit above is usually a dispute between the two owners (or their tenants), not automatically yours to pay for — the juristic office typically gets involved when the source is a common pipe rather than the upstairs unit's own plumbing. Either way, the ceiling repair itself waits until the source is actually fixed, since repairing it first just means paying twice.
Why does a small spot repair cost more per square metre than a whole new ceiling?
A full new ceiling is one continuous sheet of gypsum board; a spot repair means cutting out and matching a small patch into an existing surface, which per square metre takes proportionally more time and care than laying a large panel.
How much quieter is a light partition wall than solid brick?
Less quiet than brick of the same thickness on its own — but sound-insulation material can be added inside the steel frame, which meaningfully cuts how much sound gets through, depending on budget.
Ready to get it fixed?
Message us on LINE. The price comes back before anyone turns up.