Get all the data you need about the real estate market in Bangkok
Bangkok's rental market in 2026 offers a wide range of opportunities, but not all neighborhoods and property types deliver the same returns.
In this guide, we break down the gross and net rental yields across 10 Bangkok neighborhoods and 30 property combinations, so you can see exactly where the numbers work best.
We constantly update this blog post to reflect the latest available data, so what you read here is always as current as possible.
And if you're planning to buy a property in Bangkok, you may want to download our real estate pack about Bangkok.
A quick summary table
| Metric | Value |
|---|---|
| Bangkok neighborhood with highest rental yield | On Nut (one-bedroom condo, 8.4% gross) |
| Bangkok neighborhood with lowest rental yield | Silom (three-bedroom condo, 2.6% gross) |
| Average gross rental yield in Bangkok | 4.7% |
| Average net rental yield in Bangkok | 3.8% |
| Median Bangkok condo purchase price | ฿10,733,503 |
| Average monthly rent in Bangkok | ฿54,298 |
| Average Bangkok condo occupancy rate | 91.6% |
| Fastest leasing Bangkok market | On Nut one-bedroom (12 days) |
| Slowest leasing Bangkok market | Silom three-bedroom (55 days) |
| Highest occupancy Bangkok market | On Nut studio (96%) |
| Best value high-yield Bangkok segment | On Nut and Bang Na studios and one-bedrooms |
| Bangkok rental yield dispersion | 5.8 percentage points (from 2.6% to 8.4%) |
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Neighborhoods and property types in the 2026 Bangkok condo market ranked by gross rental yield
This table ranks the top neighborhoods and property types in the Bangkok condo market by rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Bangkok.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | On Nut | One-bedroom condo | 8.4% | 6.9% | ฿2,453,427 | ฿17,130 | ฿26,000 | 95% | 12 days | Young BTS commuters | Heavy competing condo supply | Top Pick |
| 2 | On Nut | Two-bedroom condo | 7.3% | 5.7% | ฿3,430,264 | ฿20,867 | ฿38,000 | 93% | 18 days | Small urban families | Tenant budgets cap rents | Top Pick |
| 3 | On Nut | Studio condo | 6.6% | 5.3% | ฿2,164,000 | ฿11,885 | ฿22,000 | 96% | 14 days | Entry-level BTS commuters | High unit turnover | Top Pick |
| 4 | Bang Na | Two-bedroom condo | 6.3% | 5.1% | ฿4,868,723 | ฿25,664 | ฿36,000 | 92% | 22 days | BITEC-linked households | Supply growth near BTS | Top Pick |
| 5 | Bang Na | Studio condo | 6.3% | 5.0% | ฿2,285,958 | ฿11,921 | ฿21,000 | 95% | 15 days | Junior office workers | Price-sensitive tenant pool | Top Pick |
| 6 | Phra Ram 9 | Studio condo | 5.7% | 4.7% | ฿3,853,188 | ฿18,216 | ฿25,000 | 95% | 16 days | New CBD staff | New project handovers | Strong Potential |
| 7 | Sathon | Two-bedroom condo | 5.6% | 4.7% | ฿18,292,704 | ฿85,871 | ฿68,000 | 90% | 30 days | CBD managers and couples | High ticket size | Strong Potential |
| 8 | Bang Na | One-bedroom condo | 5.6% | 4.4% | ฿2,876,284 | ฿13,491 | ฿25,000 | 94% | 16 days | BTS office commuters | New launches pressure rents | Strong Potential |
| 9 | Phra Ram 9 | One-bedroom condo | 5.2% | 4.3% | ฿5,070,035 | ฿21,986 | ฿30,000 | 94% | 18 days | Young office professionals | Pipeline keeps incentives high | Good Potential |
| 10 | Ekkamai | Two-bedroom condo | 5.2% | 4.3% | ฿13,607,545 | ฿58,805 | ฿64,000 | 92% | 25 days | Creative professionals and couples | Luxury competition nearby | Good Potential |
| 11 | Ekkamai | One-bedroom condo | 5.0% | 4.1% | ฿7,090,850 | ฿29,348 | ฿36,000 | 93% | 19 days | Young professionals in Sukhumvit | Many similar one-beds | Good Potential |
| 12 | Ekkamai | Three-bedroom condo | 4.6% | 3.6% | ฿24,836,364 | ฿95,975 | ฿118,000 | 89% | 40 days | Upper-income expat families | Large-unit vacancy risk | Good Potential |
| 13 | Ari | One-bedroom condo | 4.4% | 3.6% | ฿6,911,386 | ฿25,267 | ฿33,000 | 94% | 18 days | Young professionals in Ari | Small market depth | Good Potential |
| 14 | Phrom Phong | One-bedroom condo | 4.4% | 3.6% | ฿8,800,440 | ฿32,337 | ฿40,000 | 93% | 20 days | Japanese and expat couples | Premium pricing compresses yields | Good Potential |
| 15 | Thong Lo | One-bedroom condo | 4.4% | 3.6% | ฿9,198,582 | ฿33,789 | ฿42,000 | 92% | 22 days | High-income young professionals | Premium entry prices | Good Potential |
| 16 | Ari | Two-bedroom condo | 4.4% | 3.5% | ฿11,333,397 | ฿41,936 | ฿56,000 | 92% | 24 days | Civil servants and couples | Shallower tenant depth | Good Potential |
| 17 | Phra Ram 9 | Two-bedroom condo | 4.4% | 3.5% | ฿10,524,862 | ฿38,930 | ฿50,000 | 91% | 25 days | New CBD families | Family demand still maturing | Good Potential |
| 18 | Sathon | One-bedroom condo | 4.3% | 3.5% | ฿7,642,289 | ฿27,528 | ฿37,000 | 92% | 21 days | CBD single professionals | Older buildings cap growth | Good Potential |
| 19 | Asok | Three-bedroom condo | 4.3% | 3.4% | ฿31,330,631 | ฿112,899 | ฿115,000 | 89% | 39 days | Expat families near schools | Narrow premium tenant pool | Moderate Appeal |
| 20 | Asok | One-bedroom condo | 4.0% | 3.4% | ฿9,955,288 | ฿33,371 | ฿38,000 | 94% | 18 days | MRT-BTS office commuters | High purchase basis | Moderate Appeal |
| 21 | Thong Lo | Two-bedroom condo | 4.0% | 3.1% | ฿19,354,017 | ฿64,337 | ฿72,000 | 90% | 28 days | Affluent lifestyle couples | Luxury oversupply pressure | Moderate Appeal |
| 22 | Phrom Phong | Two-bedroom condo | 3.8% | 2.8% | ฿18,856,884 | ฿59,097 | ฿70,000 | 91% | 26 days | Japanese expat families | High common fees | Moderate Appeal |
| 23 | Asok | Two-bedroom condo | 3.7% | 3.0% | ฿18,480,554 | ฿57,001 | ฿62,000 | 92% | 24 days | Expat couples near offices | Older stock competes on price | Moderate Appeal |
| 24 | Silom | One-bedroom condo | 3.6% | 2.8% | ฿10,942,143 | ฿33,001 | ฿42,000 | 91% | 24 days | CBD finance professionals | Expensive entry pricing | Moderate Appeal |
| 25 | Phrom Phong | Three-bedroom condo | 3.5% | 2.7% | ฿33,897,877 | ฿99,905 | ฿125,000 | 88% | 42 days | Executive expat families | Slow leasing at top rents | Moderate Appeal |
| 26 | Silom | Two-bedroom condo | 3.4% | 2.7% | ฿26,349,287 | ฿75,224 | ฿78,000 | 88% | 34 days | CBD expat couples | Limited family-sized demand | Limited Appeal |
| 27 | Thong Lo | Three-bedroom condo | 3.4% | 2.7% | ฿46,604,992 | ฿132,254 | ฿130,000 | 87% | 45 days | Executive expat households | Very high capital outlay | Limited Appeal |
| 28 | Ari | Three-bedroom condo | 3.4% | 2.6% | ฿22,422,500 | ฿63,211 | ฿98,000 | 89% | 38 days | Upper-income local families | Few tenant matches | Limited Appeal |
| 29 | Sathon | Three-bedroom condo | 3.1% | 2.4% | ฿51,418,800 | ฿131,867 | ฿135,000 | 86% | 48 days | Senior expat households | Longer vacancy spells | Limited Appeal |
| 30 | Silom | Three-bedroom condo | 2.6% | 2.0% | ฿72,633,469 | ฿155,828 | ฿145,000 | 84% | 55 days | Executive CBD households | Thin luxury leasing pool | Limited Appeal |
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Key insights about rental yields in Bangkok
Insights
- Bangkok's On Nut one-bedroom condos deliver 8.4% gross yield, more than triple the 2.6% of Silom three-bedrooms, showing that affordable BTS locations consistently outperform prestigious CBD addresses on rental return.
- Across all 30 Bangkok combinations, one-bedroom and studio condos rent in 12 to 19 days on average, while three-bedroom units take 38 to 55 days, meaning smaller units spend far less time sitting empty between tenants.
- High common-area fees in Bangkok's prime districts quietly eat into net yields: a Phrom Phong three-bedroom pays ฿125,000 per year in ownership costs, pulling its net yield down to just 2.7% despite strong monthly rents.
- Bang Na offers BTS access and yields above 5% for all unit types, making it one of the few Bangkok neighborhoods where you get transit convenience without paying core Sukhumvit prices.
- Sathon two-bedroom condos are the strongest core CBD option for yield-focused buyers, returning 5.6% gross in an area where most other large units fall below 4%.
- In Bangkok, "prestige" and "investment return" are not the same thing: Thong Lo, Phrom Phong, and Silom remain highly desirable places to live, but their purchase prices are so high that rental yields consistently sit in the bottom half of the table.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Bangkok.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Bangkok neighborhood and property type, we then aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses can vary a lot across Bangkok neighborhoods. That is why two areas with similar rents can still produce different net returns.
For example, Bangkok's central condo markets like Silom and Phrom Phong tend to have higher common-area fees and sinking-fund contributions, while older buildings in areas like Sathon may carry more maintenance and repair costs. In high-turnover neighborhoods like On Nut, vacancy and tenant-related costs can also be higher.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. In Bangkok, this includes items such as common-area fees, sinking-fund allowance, minor repairs, routine landlord upkeep, and insurance.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local ownership conditions in each part of Bangkok.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Bangkok.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Bangkok, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| REIC (Thailand Real Estate Information Center) | It is Thailand's official real estate data center, operating under the Government Housing Bank. | We used REIC as the official anchor for understanding Thailand's housing conditions, transfers, and market direction. We relied on it to keep our Bangkok estimates aligned with the broader residential cycle in early 2026. |
| Bank of Thailand (Residential Property Price Index) | It is the central bank's official housing price index series for Thailand. | We used BOT price-index data to cross-check condo and low-rise pricing direction. We treated it as an official benchmark against the portal asking-price averages used in this analysis. |
| JLL Bangkok Residential Market Dynamics (Q4 2025) | JLL is one of the world's largest real estate advisory firms and publishes structured Bangkok market research. | We used JLL for late-2025 Bangkok condo market tone, absorption, and demand signals. We also used it to assess leasing depth, vacancy risk, and likely time-to-rent differences across Bangkok segments. |
| Knight Frank Bangkok Condominium Market (Q2 2025) | Knight Frank is a major international property consultancy with established Bangkok coverage. | We used Knight Frank to cross-check Bangkok condo pricing structure and competitive supply conditions. We relied on it to make sure we were not depending on only one private-sector view of the market. |
| PropertyScout (Bangkok condo sale pages) | PropertyScout is a large Thailand residential portal with transparent neighborhood averages by unit type. | We used PropertyScout sale pages for average asking prices by bedroom count across all 10 Bangkok neighborhoods. We treated these as the direct basis for the purchase price estimates in the table. |
| PropertyScout (Bangkok condo rental pages) | It provides neighborhood-level Bangkok rental averages in a consistent format across all unit types. | We used PropertyScout rental pages for average asking rents by bedroom count across all 10 Bangkok neighborhoods. We combined these with the sale data to calculate gross and net rental yields for each row. |
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