Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Bangkok's property market is included in our pack
Bangkok's condo rental market offers investors solid returns ranging from 4% to 6% gross yields in central areas.
As we reach mid-2025, the Bangkok condo market continues to attract both local and foreign investors seeking stable rental income in one of Southeast Asia's most dynamic cities. Understanding the actual yields, costs, and market dynamics is crucial for making informed investment decisions in this competitive market.
If you want to go deeper, you can check our pack of documents related to the real estate market in Thailand, based on reliable facts and data, not opinions or rumors.
Bangkok condo gross rental yields range from 4% to 6% in central areas, with net yields dropping to 2.5%-4% after expenses.
Studios and 1-bedroom units typically deliver higher yields than larger 2-bedroom condos due to stronger demand from young professionals.
| Key Metric | Central Bangkok | City-wide Average |
|---|---|---|
| Gross Rental Yield | 4% - 6% | 6.05% |
| Net Rental Yield | 2.5% - 4% | 3% - 4.5% |
| Price per sqm (THB) | 140,000 - 230,000 | 100,000 - 150,000 |
| Studio Yield | 5% - 7% | 5.5% - 7.5% |
| 1-Bedroom Yield | 5% - 6% | 5% - 6.5% |
| 2-Bedroom Yield | 4% - 5% | 4.5% - 5.5% |
| Occupancy Rate (Prime) | 80% - 85% | 70% - 80% |
Fact-checked and reviewed by our local expert
Chalinna Salvin 🇹đź‡
Co-Founder, Best BKK Condos
What's the average gross rental yield for condos in central Bangkok today?
Central Bangkok condos currently deliver gross rental yields between 4% and 6% per annum as of June 2025.
Prime CBD areas including Sukhumvit, Sathorn, Silom, and Phrom Phong typically generate yields in the 4% to 5.5% range. These premium locations command higher purchase prices but also attract stable rental demand from expatriates and business professionals.
The Bangkok-wide average sits higher at around 6.05% gross yield, but this figure includes outer districts and emerging areas where property prices are lower and yields can reach 6% to 7%. Areas like Rama 9, Ratchada, and Bang Na contribute to this higher city-wide average.
It's something we develop in our Thailand property pack.
How do yields differ between studio, 1-bedroom, and 2-bedroom condos?
Studios and 1-bedroom units consistently outperform larger condos in terms of rental yields across Bangkok.
Studios typically generate the highest yields at 5% to 7% due to strong demand from single professionals, digital nomads, and young expatriates. The lower purchase price per unit combined with solid rental rates creates attractive returns for investors.
1-bedroom condos follow closely with yields of 5% to 6%, maintaining strong appeal among young professionals and couples who prefer slightly more space without the premium cost of larger units.
2-bedroom condos generally deliver lower yields of 4% to 5% because their higher purchase price per square meter often isn't matched proportionally by rental rates. The tenant pool for 2-bedroom units is also smaller, consisting mainly of families and expatriate couples.
What's the average price per square meter for buying a condo in areas like Sukhumvit, Sathorn, Ari, or Phrom Phong?
Condo prices per square meter vary significantly across Bangkok's prime districts as of mid-2025.
| District | Price per sqm (THB) | Price per sqm (USD) |
|---|---|---|
| Phrom Phong | 170,000 - 230,000 | $4,700 - $6,400 |
| Sukhumvit Core | 150,000 - 200,000 | $4,200 - $5,500 |
| Sathorn | 140,000 - 180,000 | $3,900 - $5,000 |
| Ari | 120,000 - 150,000 | $3,300 - $4,200 |
| Prime CBD Luxury | 200,000+ | $5,500+ |
How much can you realistically rent out a 30, 50, or 70 sqm condo per month in those areas?
Monthly rental rates in Bangkok's prime districts reflect the city's strong demand for quality accommodation.
A 30 sqm unit, typically a studio or compact 1-bedroom, can command monthly rents of 18,000 to 28,000 THB in central areas. Sukhumvit and Phrom Phong properties at this size often achieve the higher end of this range.
50 sqm condos, usually 1-bedroom or compact 2-bedroom units, rent for 30,000 to 45,000 THB monthly. These units are particularly popular with expatriate professionals and young couples seeking modern amenities in prime locations.
70 sqm properties, typically spacious 2-bedroom condos, generate monthly rents of 40,000 to 70,000 THB. Premium buildings with excellent facilities in Sukhumvit, Sathorn, and Phrom Phong can achieve the upper range of these rental rates.
Don't lose money on your property in Bangkok
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Which Bangkok neighborhoods have the highest rental yield right now?
Several emerging and established districts currently offer the most attractive rental yields in Bangkok.
- Rama 9 and Ratchada: These rapidly developing business hubs deliver 5.5% to 6.5% yields, benefiting from new office developments and transport links.
- Bang Na and Bearing: Family-friendly areas with lower entry prices generate 5% to 6.5% yields, attracting both families and young professionals.
- Ladprao and Chatuchak: Well-connected mid-range areas offering 5% to 6% yields with strong transport infrastructure.
- On Nut and Udom Suk: These BTS-connected areas provide 5.5% to 6% yields with growing expatriate communities.
- Huai Khwang and Din Daeng: Emerging areas near MRT stations delivering 5% to 6.5% yields with development potential.
How do new-build condos compare to older ones in terms of rental returns?
New-build and older condos each offer distinct advantages for rental investors in Bangkok.
New-build condos typically command higher rental rates due to modern amenities, contemporary designs, and better building management systems. These properties attract quality tenants willing to pay premium rents for facilities like co-working spaces, modern gyms, and smart building features.
However, new-build condos also carry higher purchase prices, which often compress gross yields despite the premium rental rates. Investors might see yields in the 4% to 5.5% range for new developments in prime areas.
Older condos can offer better yields if purchased at attractive prices and properly maintained. Well-located older buildings near BTS or MRT stations often provide yields of 5% to 6.5%, especially if investors are willing to update furnishings and improve unit condition.
The key is finding older properties in prime locations that haven't fully reflected their location value in pricing.
What are the main expenses that reduce net yield—taxes, agency fees, maintenance, sinking fund, common fees?
Several ongoing and one-time expenses significantly impact net rental yields for Bangkok condo investors.
Withholding tax represents the most immediate cost at 5% of gross rental income for individual property owners. Additionally, rental income is subject to progressive income tax rates ranging from 0% to 35% after allowable deductions.
Property management and rental agency fees typically consume 5% to 10% of monthly rental income. These services handle tenant screening, rent collection, and property maintenance coordination.
Monthly common area fees range from 40 to 80 THB per square meter, covering building maintenance, security, utilities for common areas, and facility upkeep. A 50 sqm unit might incur 2,000 to 4,000 THB monthly in common fees.
Sinking fund contributions are one-time payments of 500 to 800 THB per square meter when purchasing, designated for major building repairs and upgrades over time.
Additional costs include property insurance, occasional repairs, vacancy periods, and potential legal fees for lease agreements.
What is the average net yield once all those costs are factored in?
Net rental yields in central Bangkok typically range from 2.5% to 4% after accounting for all expenses and taxes.
The reduction from gross to net yield usually amounts to 1% to 2%, depending on the property's management efficiency and the owner's tax situation. Prime CBD locations often see net yields at the lower end of this range due to higher common fees and premium property management costs.
Properties in emerging areas like Rama 9, Bang Na, or Ladprao can achieve net yields of 3.5% to 4.5% due to lower purchase prices and reduced operating costs while maintaining solid rental demand.
It's something we develop in our Thailand property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What kind of occupancy rate can you expect in prime, mid-range, and outer areas?
Occupancy rates vary significantly across Bangkok's different districts and property types.
Prime CBD areas including Sukhumvit, Sathorn, and Silom typically achieve occupancy rates of 80% to 85% for well-located, modern condos. These areas benefit from consistent demand from expatriates, business professionals, and affluent locals.
Mid-range and fringe areas such as Ari, Thong Lo, and Phrom Phong generally maintain occupancy rates of 70% to 80%. These locations offer good value while remaining well-connected to business districts and lifestyle amenities.
Outer suburban areas and emerging districts like Bang Na, Bearing, and Rama 9 see more variable occupancy rates of 60% to 75%, depending on the specific project quality, transport connections, and local amenities.
Properties within 500 meters of BTS or MRT stations consistently achieve higher occupancy rates regardless of their district classification.
What are the key factors that drive rental yields up or down in Bangkok?
Several critical factors significantly influence rental yields for Bangkok condos.
Proximity to mass transit represents the most important yield driver, with properties within 500 meters of BTS or MRT stations commanding premium rents and higher occupancy rates. Transport connectivity directly affects tenant demand and rental pricing power.
Furnishing quality and completeness heavily impact rental rates and yields. Fully furnished units with modern appliances, quality furniture, and contemporary design can achieve 15% to 25% higher rents than unfurnished properties.
Building facilities and amenities including modern gyms, swimming pools, co-working spaces, and 24-hour security create competitive advantages that support higher rental rates and faster tenant placement.
Unit size and layout efficiency matter significantly, with compact, well-designed units often outperforming larger, poorly configured spaces in terms of yield performance.
Building age and condition affect both rental rates and ongoing expenses, with well-maintained older buildings sometimes outperforming new developments in yield terms.
How does rental yield in Bangkok compare to other major cities?
Bangkok's rental yields remain competitive within both the domestic and regional Southeast Asian real estate markets.
| City | Typical Gross Yield | Key Characteristics |
|---|---|---|
| Bangkok | 4% - 6% | Stable market, strong demand |
| Phuket | 5% - 7% | Tourism-driven, seasonal variation |
| Pattaya | 5% - 7% | Tourism focus, infrastructure development |
| Chiang Mai | 4% - 6% | Lower entry costs, steady demand |
| Hua Hin | 4% - 6% | Weekend home market, seasonal rental |
How does Bangkok condo rental yield compare with yields in neighboring countries like Vietnam, Malaysia, or Indonesia?
Bangkok's rental yields position competitively within the Southeast Asian real estate investment landscape as of mid-2025.
Ho Chi Minh City offers higher gross yields of 5% to 7%, reflecting Vietnam's rapid economic growth and expanding expatriate population. However, these higher yields come with increased market volatility and regulatory uncertainty for foreign investors.
Kuala Lumpur delivers similar yields of 4% to 5%, with lower property entry costs but also lower rental rates. Malaysia's established property investment framework provides stability comparable to Bangkok.
Jakarta generates higher yields of 6% to 8%, but these attractive returns reflect higher investment risks including currency volatility, regulatory changes, and infrastructure challenges.
Singapore offers much lower yields of 2% to 3% due to extremely high property prices, despite strong rental demand and excellent infrastructure.
Bangkok strikes a balance between yield potential and market stability, making it attractive for investors seeking steady returns in a mature, well-regulated market.
It's something we develop in our Thailand property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bangkok's condo rental market offers investors realistic gross yields of 4% to 6% in central areas, with net returns settling at 2.5% to 4% after expenses.
Success in this market depends on choosing the right location, unit type, and understanding all associated costs to maximize actual returns on investment.
Sources
- Global Property Guide - Thailand Price History
- BambooRoutes - Should You Buy a Condo in Bangkok
- Hawook - Bangkok Property Guide 2025
- Property in Thailand - Market 2025
- BambooRoutes - Bangkok Condo Rental Yields
- BambooRoutes - Bangkok Condo Prices
- BambooRoutes - Bangkok Market Data
- Investments for Expats - Thailand Condo Investment 2025