Furnishing Costs: What to Check in a New-Build Package Before Booking
You have the keys, and the brochure picture is ready: a cozy bedroom, a sofa, a TV, a set table. It already feels like your first Phuket holiday starts the moment you move in. 🌴
But between "getting the keys" and "moving in with a suitcase" sits a question many off-plan buyers skip: which parts of that picture are actually included in the price of your specific unit?
It is a shame to spend the entire planned budget and then hunt for extra money for appliances, curtains and furnishing. In this guide — what is usually included in a Phuket new-build handover, what usually is not, and which questions to ask the developer before you sign the booking.
Furnishing is a hidden part of the budget
Most Phuket new-builds are sold in what is essentially a semi-finished state: walls, floors, bathrooms and a fitted kitchen — often yes; furniture, appliances and textiles — not always. The scope depends on the project, the line (own use or rental-focused) and sometimes even on the specific unit within the same building.
Hence the main trap: the price per square metre looks attractive, while the real cost of a "ready-to-live-in" apartment turns out noticeably higher. The gap between two units in the same project can reach hundreds of thousands of baht — simply because one package includes appliances and textiles and the other does not.
What is usually included — and what is not
The typical picture for Phuket new-builds looks like this (confirm for your specific project — scope varies a lot):
| Usually included in the base package | Most often purchased separately |
|---|---|
| Wall, floor and ceiling finishes | Bedroom and living room furniture |
| Fitted kitchen (cabinets, countertop) | Kitchen appliances: fridge, hob, microwave |
| Turn-key bathroom: sanitaryware, mixers | Washing machine, dishwasher |
| Air conditioning (often, but not always) | Curtains, curtain rods, light fixtures |
| Sometimes: mattress and basic furniture | TV, small appliances, kitchenware |
Important: this is a market orientation, not a guarantee. In premium projects the package can be broader, in budget lines — narrower. The final scope is confirmed only by documents for your specific unit.
Furniture packages: how it works at Sansiri
Furniture can be offered as a separate package. Sansiri, for example, runs a service for buying furniture and appliances with assembly and installation (family.sansiri.com). The developer shows ready-made sets — bedroom, living room, appliances — with prices per package.
This is convenient: you do not have to source furniture yourself, find installers or chase deadlines. But there is a nuance buyers often miss: a furniture package is a separate service at a separate price, and the fitting-out scope of your specific unit still needs to be confirmed separately. The existence of a furniture-purchase service does not mean furniture is already included in the price of your unit.
Checklist: what to ask before the booking
Five questions worth asking the sales manager before you sign the booking:
- ✅ Are the bed, mattress, sofa and wardrobes included?
- ✅ Which specific appliances are provided?
- ✅ Are air conditioners, light fixtures and curtains included?
- ✅ Are delivery, assembly and installation covered?
- ✅ When will everything be installed — by handover, or later?
The last question is the sneakiest. Furniture can be formally "included" yet delivered a month or two after handover. For an investor this is direct vacancy time: the date the unit is booked for rentals and the date it is actually ready to host guests may not match.
Ask for a list with models, quantities and costs — and have it agreed in the purchase documents. A verbal "everything is included" is worth nothing; a line-item table attached to the contract is worth a lot.
How furnishing changes the budget
A hypothetical example (not a current price list and not an average furnishing cost in Phuket):
- Apartment under the contract: ฿5,000,000
- Missing furnishing per a separate quote: ฿250,000
- Total, apartment plus furnishing: ฿5,250,000 — before all other purchase costs (transfer fees, legal support, utility deposits, etc.)
The practical takeaway: plan the budget not "up to the contract amount" but up to the "apartment ready for use" amount. Those are the same number only when the full furnishing list is confirmed in writing.
If you plan to rent it out
For an investor, furnishing is not about comfort — it is about returns:
- Add furnishing to the invested capital: an incomplete package per the quote is part of your entry cost and directly lowers the yield.
- Plan the rental start around when the unit is actually ready to host guests, not when the handover act is signed.
- For short-term rentals everything matters: the TV, mattress quality, blackout curtains, the kitchen. For long-term rentals — appliances and air conditioning first.
Separate the three kinds of claims you will encounter:
- 📄 Fact — furnishing scope and price confirmed by documents.
- 📈 Forecast — future rental income and occupancy.
- 📣 Marketing claim — "move in with a suitcase", before the full list is verified.
Only the first type is a basis for budgeting. The second — for return projections. The third — a reason to ask questions, not to decide.
How we count it at Jungle House
At Jungle House we compare budgets in the "ready for use" state: what is included in a specific project's package, what still has to be bought and what it costs. That way the expenses after handover are clear in advance — not a surprise on move-in day.
💬 Send Viktor the word "FURNISHING" together with the offer you like — we will help you figure out what is included and which costs to account for.
Source: Sansiri — Welcome Home Package. Checked 11 October 2026.
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