In this study, we detail the fabrication of Sn-doped nickel oxide thin films using the spin-coating technique, elucidating the impact of Sn doping on structural, optical, and gas sensing properties. Systematic analysis via XRD, SEM, AFM, and UV–Visible spectroscopy delves into the structural and optical characteristics of the films. Notably, gas sensing capabilities, specifically towards NH3, are investigated. XRD analysis reveals the polycrystalline nature of NiO thin films, with crystallinity diminishing as Sn concentration increases. SEM and AFM analyses highlight a uniform film surface with spherical-shaped particles, and increased surface roughness with higher Sn content, a crucial factor for gas sensing applications. Raman analysis showcases first-order phonon modes of vibrations of Ni-O, while optical studies affirm the films' transparency in the visible wavelength. Notably, in ammonia gas sensing tests at room temperature, the 8 mol% Sn-doped NiO thin film exhibits an exceptional response of 3200 %, with a rapid 40-second response time and a 25-second recovery time at a 150 ppm concentration of ammonia gas. These findings suggest that Sn-doped NiO thin films hold promise as effective gas sensors for NH3 detection.