You signed the lease. You transferred the deposit. You picked up the keys from the juristic office and rode the elevator up to your new unit. Everything should feel exciting, right? But then you open the door, flip on the lights, and realize there are about fifteen things nobody warned you about. Moving into a Bangkok condo is its own unique experience, and the reality hits different once you're standing in an empty unit with two suitcases and no idea where the nearest Makro is.

I've moved into four different Bangkok condos over the past six years. Every single time, I thought I was prepared. Every single time, I wasn't. Here's what I wish someone had told me before each move.

The Unit Never Looks Exactly Like the Photos

This one catches almost everyone off guard. You viewed the unit, maybe even took your own photos, but something always shifts between signing day and move in day. Furniture gets swapped out. The nice bedsheets from the showing disappear. That "fully furnished" promise starts to feel a little generous when you realize fully furnished means a bed frame, a wobbly desk, and a microwave from 2014.

A friend of mine moved into a studio near BTS Udom Suk paying 12,000 THB per month. The listing photos showed a sleek workspace setup. When he got the keys, the desk was there but the chair was missing, and the curtain rod had fallen off the wall. The landlord took three weeks to replace them.

Before you transfer that last payment, do a proper walkthrough. Open every cabinet. Run every faucet. Flush the toilet. Test the air conditioning on its coldest setting. Check the water heater. Take photos and videos of everything, especially any existing damage. Send them to your landlord or agent that same day so there's a paper trail. This protects your deposit when you eventually move out.

Your First Week Is Basically a Shopping Trip

No matter how furnished the condo is, you will need things. A lot of things. Hangers, a trash bin, a cutting board, dish soap, toilet paper, a power strip, maybe a pillow that doesn't feel like a bag of rocks. Bangkok condos almost never come with kitchen essentials beyond a fridge and maybe a two burner stove.

If you're near a Tesco Lotus or Big C, you're in luck. But for bulk basics, Makro is your best friend. There's a massive one near MRT Phahon Yothin that has everything from bedding to cleaning supplies at wholesale prices. For smaller items, Daiso at MBK or any HomePro branch will cover the gaps. Budget around 3,000 to 5,000 THB for your initial household shopping run. It adds up faster than you expect.

One trick I learned: order a basic move in kit from Lazada or Shopee before your move in date and have it delivered on day one. Toilet paper, hangers, a doormat, basic cleaning supplies. Arriving to a condo with nothing and no nearby 7 Eleven open is not the vibe you want at midnight.

The Juristic Office Runs Your Life Now

If you've never lived in a Bangkok condo before, the juristic office is the management body of the building. They handle maintenance requests, common area rules, key cards, parking, and building complaints. Some are incredibly efficient. Some feel like they exist solely to test your patience.

At a well known building like Life Ladprao near BTS Ha Yaek Lat Phrao, the juristic office is organized, responsive, and has an actual system. At an older walk up on Sukhumvit Soi 49 that I once rented for 18,000 THB per month, the juristic office was one guy named Khun Somchai who worked half days and communicated exclusively through LINE voice messages.

Register with the juristic office on your first day. Get your key card, your mailbox key, and ask about building rules. Many condos in Bangkok have strict move in hours, usually 9am to 5pm on weekdays only. Some charge a refundable elevator deposit of 5,000 to 10,000 THB when you move furniture in. If you show up with a truck full of IKEA boxes on a Sunday afternoon, you might get turned away at the loading dock.

Internet and Utilities Are Your Problem

Some landlords include internet and water in the rent. Many don't. And even if they do, the included internet might be a 10 Mbps connection that struggles to load YouTube. If you work remotely, this is a dealbreaker situation that you need to sort out immediately.

True and AIS Fibre are the two main providers. A solid 300 Mbps plan runs about 600 to 900 THB per month. Installation usually takes three to seven days, so schedule it before your move in date if possible. Some newer buildings like Ideo Mobi Sukhumvit near BTS On Nut have fiber already wired into each unit, which makes setup faster.

Electricity is the big one. Bangkok condos charge per unit of electricity, and rates vary wildly. The government rate is around 4 THB per unit. Some landlords charge 6 to 8 THB per unit and pocket the difference. Clarify this before signing anything. Running air conditioning all day in a Bangkok summer at 8 THB per unit can push your electric bill past 3,000 THB easily.

Meet Your Neighbors and the Security Guards

This sounds like basic advice, but it matters more than you think in Bangkok. The security guards at your building are the people who will accept your packages, let your friends through the gate, and call you when the water gets shut off for maintenance. A friendly relationship with them makes daily life smoother.

A simple "sawadee khrap" or "sawadee kha" and a smile goes a long way. During holidays like Songkran or New Year, a small gift or a tip is a nice gesture that people remember. I once lived in a condo near BTS Phra Khanong where the guard started holding my Grab Food deliveries inside the air conditioned lobby instead of leaving them on the counter outside. All because I brought him a coffee once.

Your neighbors matter too. Bangkok condos have thin walls. You will hear your neighbors, and they will hear you. A quick introduction when you see someone in the hallway builds goodwill for the inevitable night when your music is slightly too loud or your washing machine runs at 11pm.

Moving into a Bangkok condo is exciting, but the smoothest moves happen when you prepare for the unglamorous parts. Do the walkthrough, stock up on basics, get your internet sorted early, and build good relationships in your building. The city is incredible once you're settled, and settling in well makes all the difference. If you're still searching for the right condo, Superagent at superagent.co can help you find listings that match what you actually need, with transparent details so there are fewer surprises on move in day.