Duplex vs Loft — What’s the Real Difference in Double-Space Condos?

When It Comes to Double-Space Condos,

many people get confused between Duplex and Loft units.
They look similar — two floors, high ceilings —
but in reality, they’re completely different species.
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And in everyday speech,
many people casually call every two-story condo “Duplex,”
just like calling every instant noodle “Mama.” 🍜
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This confusion becomes a trap.
Sales agents often say,
“This is a Duplex unit — 35 sqm total,”
but in the title deed,
only the lower floor is counted.
The mezzanine (upper floor) doesn’t exist legally,
which means you pay less common fees,
but you’re also buying less real space than you think.
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For example —
the lower floor might be 24 sqm (in the deed),
the upper mezzanine adds 9 sqm,
totaling 35 sqm.
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Yet, when calculating price per square meter,
agents will include both floors
to make the price sound cheaper.
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💸 Example:
Sale price = 3,500,000 THB
If you calculate from deed area (24 sqm) →
145,833 THB/sqm
But if you include both floors (35 sqm) →
100,000 THB/sqm
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It feels like a bargain —
but the truth is,
the upper floor of a Loft is not legally recognized as real space.
It’s considered a built-in furniture structure,
not a second floor.
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The origin of Loft-type units came from developers
who had already reached their legal floor area ratio (FAR) limit
but still had vertical height left to use —
so they added mezzanine platforms
to make the room look spacious.
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Nowadays, some developers mix both styles,
creating hybrid “Loft-Duplex” units,
making buyers even more confused.
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Let’s break them down clearly once and for all —
Duplex vs. Loft:
They differ in structure, legality, functionality, and design.
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1️⃣ Structural Difference

🔴 Duplex
✅ True two-story structure with load-bearing floor.
✅ Upper floor has columns, beams, full engineering design.
✅ Internal staircase is part of the building’s permanent structure.
✅ Upper floor may be open or enclosed.
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🟡 Loft
⭐ Mezzanine platform added with lightweight steel framing.
⭐ Not built to handle full residential load.
⭐ Usually for light use — sleeping, reading, or decoration.
⭐ Typically open-plan, no enclosed rooms upstairs.
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2️⃣ Legal and Area Calculation

🔴 Duplex
✅ Ceiling height: at least 2.6m per floor (total ~5.2m+).
✅ Both floors count as legal usable space in the title deed.
✅ Common fees and taxes calculated on total floor area.
✅ Upper floor must have emergency exit or corridor access.
✅ Ownership ratio calculated from total sqm in the deed.
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🟡 Loft
⭐ Ceiling height: around 4.2–5.5m.
⭐ Mezzanine floor not included in title deed (unless approved as modification).
⭐ Common fees & taxes based only on main floor area.
⭐ No corridor or fire-exit access from upper floor.
⭐ Ownership ratio based on ground floor area only.
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3️⃣ Functionality & Privacy

🔴 Duplex
✅ True second floor — private bedroom, bathroom, or walk-in closet.
✅ Has transitional space (hallway) before bedrooms.
✅ Enclosed, private, and secure.
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🟡 Loft
⭐ Open mezzanine — visible from lower floor.
⭐ Often bedroom connected directly via stairs.
⭐ Usually no bathroom upstairs.
⭐ Minimal privacy, strong aesthetic appeal.
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4️⃣ Load-Bearing Capacity

🔴 Duplex
✅ Fully engineered for heavy load — furniture, people, equipment.
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🟡 Loft
⭐ Lightweight mezzanine, designed for partial use.
⭐ Ideal for relaxation zones, not heavy furniture.
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5️⃣ Cost & Maintenance

🔴 Duplex
✅ Higher price per sqm due to full usable space.
✅ Higher maintenance fees and decoration costs.
✅ Higher construction and air-conditioning budget.
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🟡 Loft
⭐ Price per sqm similar to regular units,
but market price often inflated due to design appeal.
⭐ Higher electricity bills (large space, high ceiling).
⭐ Interior customization costs more if made structurally safe.
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6️⃣ Investment & Rental Market

🔴 Duplex
✅ Best for long-term living, family use, or WFH setups.
✅ Smaller tenant pool but higher-paying.
✅ Harder resale — niche audience.
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🟡 Loft
⭐ Popular with young urban tenants, creatives, and professionals.
⭐ Easier to rent short-term; modern lifestyle appeal.
⭐ Faster resale — but value can drop if supply increases.
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🧭 Before You Buy — Check These

✅ Floor plan — confirm deed area.
✅ Ceiling height and mezzanine safety.
✅ Maintenance and tax base.
✅ Purpose — own stay, rent out, or resale.
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Each type was designed with clear intent:
🏠 Duplex = Functionality-first living, like a small house in the sky.
🏙️ Loft = Design-first lifestyle, spacious feel, aesthetic over practicality.
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Choose the one that fits your life, not just your eyes.
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Join the discussion at
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