BKI fire insurance for shops, flood included, from THB 861 per year
- Updated: 15 October 2026
BKI fire insurance for shops, flood included, from THB 861 per year
Premium data as of 15 October 2026 · compiled by Prakanthai.com
Underwritten by Bangkok Insurance Public Company Limited
Premiums from THB 861 per year at a sum insured of THB 500,000, for offices and clinics, including stamp duty and tax
Key feature: fire insurance for shops and business premises that also covers flood, with a flood limit of up to 20% of the sum insured
Last year it rained heavily all night, and water came into the shop half-way up the shin. The chiller cabinets, the coffee machine and the stock on the lower shelves were all ruined. When you look at the fire policy you already have, you find it covers water damage but not flood.
Bangkok Insurance's insurance for business premises like this lists flood in its coverage table. The questions are how much the flood limit is, how much excess you pay yourself, and how much more premium you pay than for the version without flood.
Bangkok Insurance fire insurance for shops, flood included: who is it for, and how much is the premium?
In short: Bangkok Insurance's fire insurance for shops with flood included suits owners of shops, restaurants, cafés, offices, clinics, dormitories and small businesses outside department stores who are worried about flooding. It covers fire, lightning, explosion, water damage, windstorm, earthquake and flood up to 20% of the sum insured, with claims paid at new replacement value. Premiums start from THB 861 per year at a sum insured of THB 500,000 (information as at 15 October 2026). The actual premium depends on the type of business, the sum insured and the location.
What is covered by business premises insurance with flood included?
| Coverage | Limit |
|---|---|
| Fire, lightning, explosion of gas used for domestic purposes | Actual loss, up to the sum insured |
| Vehicle impact, aircraft, water damage (excluding flood), explosion | Actual loss, up to the sum insured |
| Windstorm, hail, earthquake, volcanic eruption, riot, strike, malicious acts | Up to 30% of the sum insured per peril |
| Flood | Up to 20% of the sum insured, with an excess (deductible) of 10% or a minimum of THB 10,000, whichever is greater |
| Damage to electrical appliances | THB 100,000 |
| Repairs to the building caused by burglary (excluding fences and gates) | THB 30,000 |
| Cash (if you do not have money insurance) / antiques or works of art | THB 10,000 / 15,000 |
| Re-creating documents / protecting the building while awaiting repair | THB 10,000 each |
| Signs and installations outside the building / structures away from the premises | THB 15,000 / 20,000 per year |
| Employees' personal belongings | Up to THB 2,000 per person per year |
| Ornamental trees / water leaking from fire sprinklers | THB 1,000 per tree, up to THB 10,000 in total / THB 10,000 per year |
| Demolition and debris removal costs / architects' and engineers' fees | Up to 10% each, subject to the conditions |
Claims are paid at current value as new, with no deduction for depreciation. The average clause is not applied if the sum insured is at least 80% of the property's value, and property added later is covered automatically up to 10% of the sum insured.
How much is the premium for business premises insurance with flood included?
Annual premiums, including stamp duty and tax. Data as at 15 October 2026
| Type of business | Sum insured 500,000 / 1,000,000 | Sum insured 2,000,000 / 6,000,000 |
|---|---|---|
| Office, clinic, flat, dormitory, book rental shop, nursery | 861 / 1,720 | 3,438 / 10,314 |
| Association, club, car care, garage (no repairs or spray painting), fitness centre, school | 914 / 1,827 | 3,653 / 10,958 |
| Pawnshop, barber's shop, beauty salon, spa, foot massage | 1,021 / 2,042 | 4,084 / 12,248 |
| Internet café, restaurant, coffee shop | 1,075 / 2,149 | 4,298 / 12,892 |
| Tailor's shop (retail) | 1,236 / 2,472 | 4,943 / 14,826 |
| Laundry and dry cleaner, photo studio | 1,290 / 2,579 | 5,158 / 15,471 |
| Shop, video rental and copying shop | 1,343 / 2,686 | 5,372 / 16,115 |
| Lathe workshop, garage (no spray painting), sign making, electrical repair | 1,398 / 2,794 | 5,587 / 16,760 |
| Bakery | 1,558 / 3,116 | 6,232 / 18,693 |
Every figure is a starting premium. The full table also has a sum insured of THB 10,000,000, and the insurer accepts a sum insured of up to THB 30 million. The actual premium depends on the type of business, the sum insured, the location and the insurer's underwriting decision. The quote is what counts.
Worked example: coffee shop, sum insured THB 1,000,000
- Premium for the version with flood included: THB 2,149 per year
- Maximum flood limit: 1,000,000 × 20% = THB 200,000
- Bangkok Insurance's version without flood, for the same sum insured and the same type of business, costs THB 1,827. The difference is 2,149 − 1,827 = THB 322 per year
- When you claim for flood, you must bear an excess of at least THB 10,000 yourself
This example is for illustration only. The figure for the version without flood comes from the premium table of BKI fire insurance for shops and business premises, the plan starting at THB 699. The actual claim is calculated under the policy conditions.
Should you choose the version with flood included?
If your shop is on the ground floor, in a lane that floods easily, or you keep stock on the floor, the extra premium of THB 322 per year at a sum insured of THB 1 million buys a flood limit of THB 200,000. If your shop is on an upper floor or in an area that has never been flooded, the version without flood has a lower premium.
Who is business premises insurance with flood included for?
- Owners of ground-floor shops in lanes where water collects or has come in before
- Restaurants, cafés and shops with chiller cabinets, kitchen equipment or stock kept at floor level
- Owners of dormitories, offices or clinics who want both fire and flood cover in a single policy
- People who want claims paid at new replacement value, with no deduction for depreciation
Who should not buy this plan yet?
- Shops located in a department store or shopping centre: this programme does not accept them
- Shops that have never been at risk of flooding: the version without flood has a lower premium
- Shops whose property at risk of flooding is more than 20% of the sum insured: the flood limit may not be enough
- Buildings that are not class 1 construction, or that are outside the areas the insurer accepts
- Businesses that want multiple perils and liability in a single policy: see SME Total insurance
Limits to check before you decide
- Flood is paid up to 20% of the sum insured, with an excess of 10% or a minimum of THB 10,000, whichever is greater
- Windstorm, earthquake, riot: up to 30% of the sum insured per peril
- Setting the sum insured below 80% of the property's value may lead to the average clause being applied when a claim is paid
- Accepted only in urban areas with a town class equivalent to Bangkok, in housing estates in the provinces, or isolated risks
- Several sub-limits, for example cash THB 10,000 and repairs to the building after burglary THB 30,000
If you also want cover for your liability to customers who use your services, see public liability insurance
Want to know the actual premium for your shop? What do you need to send?
Send just 3 things
- Type of business and location of the shop
- Approximate floor area of the building
- Approximate value of furniture, equipment and stock
Our team will help you assess a sum insured of no less than 80% of the property's value, compare the versions with and without flood, and send you a written quote within a business day
LINE Official: @prakanthai · Tel. +66 2 459 2223
Related documents and links: Apply through Prakanthai.com on LINE
Frequently asked questions
Is rainwater leaking through the roof counted as flood?
The table separates water damage (excluding flood) from flood. Whether a particular incident counts as one or the other follows the definitions in the policy. Send the details of the incident to our team and we can help check.
What is the maximum flood payment at a sum insured of THB 2 million?
20% of the sum insured is 2,000,000 × 20% = THB 400,000, and you still bear the excess under the conditions
My shop is in another province. Can it be insured?
The insurer accepts only areas with a town class equivalent to Bangkok, housing estates in the provinces, or isolated risks. Send the location to our team to check with the insurer first.
If I claim for a fire, does the sum insured go down?
This plan includes cover for retention of the sum insured. How it applies follows the policy conditions.
Who approves claims: Prakanthai.com or Bangkok Insurance?
Underwriting and claim payments are decided by Bangkok Insurance. As the broker, Prakanthai.com helps coordinate and follows up for you.
Notes
The coverage and premium information on this page is based on the product information for business premises insurance from Bangkok Insurance Public Company Limited as at 15 October 2026. It is general information and not part of the insurance contract. Premiums and conditions may change as announced by the insurer. Underwriting and claim payments are decided by the insurer. Prakanthai.com is a non-life insurance broker, not an insurer, licence no. 5104000004, providing services since 2004. Please read the policy and the quote in full before deciding.