What rental yield can you get with a condo in Bangkok? (2026)

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

What rental yields can I realistically get from a condo in Bangkok?

What's the average gross rental yield for condos in Bangkok as of 2026?

As of early 2026, the average gross rental yield for condos in Bangkok sits around 6% to 6.5%, which puts the city in a solid middle ground compared to other Southeast Asian capitals.

The realistic range for Bangkok condo gross yields spans from about 4% for prime CBD luxury units to roughly 8% for well-located studios and one-bedrooms in secondary but transit-connected districts like Huai Khwang or On Nut.

What causes the biggest variation in Bangkok condo yields is the gap between purchase prices in prestige areas like Thonglor and Langsuan versus actual rent levels, because tenants in Bangkok have clear budget ceilings, so overpaying for a unit in a premium location often compresses your yield below 5%.

Bangkok's gross yields compare favorably to Singapore (around 3%) and Hong Kong (around 2.5%), though cities like Kuala Lumpur and Manila sometimes offer slightly higher returns in the 6% to 8% range with more volatility.

What's the average net rental yield for condos in Bangkok as of 2026?

As of early 2026, the average net rental yield for Bangkok condos falls in the range of 3.5% to 5%, with most sensibly managed investments landing around 4% to 4.5% after all costs.

The realistic net yield range for Bangkok condo investors stretches from about 2.5% for high-fee luxury buildings with extended vacancy periods up to around 5.5% for efficiently run one-bedroom units in high-demand transit corridors.

The single biggest expense that drags gross yields down to net in Bangkok is the combination of HOA fees (called common area fees) and vacancy allowance, because Bangkok's condo buildings charge anywhere from 30 to 90 THB per square meter monthly, and even a well-located unit typically sits empty for at least one month per year between tenants.

By the way, we have much more granular data about rental yields in our property pack about Bangkok.

What's the typical rent-to-price ratio for condos in Bangkok in 2026?

As of early 2026, the typical rent-to-price ratio for Bangkok condos ranges from about 4% to 8% annually, meaning you collect between 4% and 8% of your purchase price in rent each year before expenses.

Most Bangkok condo transactions fall in the 5% to 7% rent-to-price range, with the lower end representing luxury CBD units and the higher end representing transit-connected mass-market one-bedrooms.

The highest rent-to-price ratios in Bangkok tend to appear in secondary neighborhoods with excellent MRT or BTS access, such as Huai Khwang along the MRT Blue Line, Phra Khanong and On Nut along the BTS Sukhumvit Line, and Chatuchak near the interchange, because purchase prices stay reasonable while tenant demand from office workers remains strong.

How much rent can I charge for a condo in Bangkok?

What's the typical tenant budget range for condos in Bangkok right now?

The typical monthly tenant budget for renting a condo in Bangkok ranges from about 12,000 THB to 80,000 THB (roughly 340 to 2,300 USD or 320 to 2,150 EUR), depending on location and unit quality.

Entry-level tenants looking at basic studios or older one-bedrooms farther from transit typically budget between 12,000 and 20,000 THB per month (340 to 570 USD or 320 to 530 EUR).

Mid-range tenants, which form the largest pool of demand in Bangkok, typically budget between 20,000 and 45,000 THB per month (570 to 1,290 USD or 530 to 1,200 EUR) for decent one-bedroom or compact two-bedroom units near BTS or MRT stations.

High-end and luxury tenants, including senior expats and corporate relocations, budget between 50,000 and 150,000+ THB per month (1,430 to 4,300+ USD or 1,330 to 4,000+ EUR) for spacious units in premium buildings with full amenities.

You can also check our latest update about rents in Bangkok here.

What's the average monthly rent for a 1-bed condo in Bangkok as of 2026?

As of early 2026, the average monthly rent for a one-bedroom condo in Bangkok falls between 25,000 and 35,000 THB (715 to 1,000 USD or 665 to 930 EUR), though this varies significantly by location and building quality.

Entry-level one-bedroom condos in Bangkok, typically older buildings or locations 10+ minutes walk from transit, rent for around 15,000 to 22,000 THB per month (430 to 630 USD or 400 to 585 EUR), and these units often lack modern kitchens or have dated furnishings.

Mid-range one-bedroom condos in Bangkok, which represent the sweet spot for most investors, rent for around 25,000 to 38,000 THB per month (715 to 1,090 USD or 665 to 1,010 EUR), and these units are typically in buildings less than 10 years old with pools, gyms, and a 5-minute walk to BTS or MRT.

High-end one-bedroom condos in Bangkok's prime areas like Thonglor, Asoke, or Sathorn rent for 40,000 to 65,000+ THB per month (1,145 to 1,860+ USD or 1,065 to 1,730+ EUR), and these units feature premium finishes, branded appliances, and concierge services.

What's the average monthly rent for a 2-bed condo in Bangkok as of 2026?

As of early 2026, the average monthly rent for a two-bedroom condo in Bangkok falls between 40,000 and 65,000 THB (1,145 to 1,860 USD or 1,065 to 1,730 EUR), with wider variation than one-bedrooms because size and location matter more at this tier.

Entry-level two-bedroom condos in Bangkok, often in older buildings or suburban BTS extensions, rent for around 30,000 to 42,000 THB per month (860 to 1,200 USD or 800 to 1,115 EUR), and these units appeal to budget-conscious small families or roommates splitting costs.

Mid-range two-bedroom condos in Bangkok rent for around 45,000 to 70,000 THB per month (1,290 to 2,000 USD or 1,200 to 1,860 EUR), and these units typically offer 60 to 80 square meters in well-maintained buildings with proper amenities near Sukhumvit or Sathorn.

High-end two-bedroom condos in Bangkok's premium locations rent for 75,000 to 120,000+ THB per month (2,145 to 3,430+ USD or 1,995 to 3,190+ EUR), and these units attract corporate tenants and affluent expat families willing to pay for space and quality.

What's the average monthly rent for a 3-bed condo in Bangkok as of 2026?

As of early 2026, the average monthly rent for a three-bedroom condo in Bangkok falls between 80,000 and 150,000 THB (2,290 to 4,290 USD or 2,130 to 3,990 EUR), though the market for larger units is thinner and more variable.

Entry-level three-bedroom condos in Bangkok, typically in older buildings or locations outside the CBD, rent for around 60,000 to 90,000 THB per month (1,715 to 2,575 USD or 1,595 to 2,395 EUR), and these units appeal to larger families prioritizing space over prestige.

Mid-range three-bedroom condos in Bangkok rent for around 90,000 to 140,000 THB per month (2,575 to 4,000 USD or 2,395 to 3,720 EUR), and these units are often 100 to 140 square meters in established expat-friendly buildings near international schools.

High-end three-bedroom condos in Bangkok's top addresses rent for 150,000 to 250,000+ THB per month (4,290 to 7,145+ USD or 3,990 to 6,645+ EUR), and these units serve executive-level tenants with housing allowances and a need for premium specifications.

How fast do well-priced condos get rented in Bangkok?

A well-priced, well-located one-bedroom condo in Bangkok typically finds a tenant within 2 to 4 weeks, while overpriced units or those with poor transit access can sit empty for 2 to 4 months or longer.

The typical vacancy rate investors should budget for Bangkok condos is around 8% to 10% annually (roughly one month of vacancy per year), though premium locations near BTS Asoke, Phrom Phong, or MRT Sukhumvit can run closer to 4% to 6%.

The main factors that make some Bangkok condos rent faster than others are walkability to BTS or MRT stations (under 500 meters is the sweet spot), building age and maintenance quality, and whether the unit is properly furnished with air conditioning, a washing machine, and functional kitchen appliances, because Bangkok tenants have abundant choices and skip listings that miss these basics.

And if you want to know what should be the right price, check our latest update on how much a condo should cost in Bangkok.

Which condo type gives the best yield in Bangkok?

Which is better for yield between studios, 1-bed, 2-bed and 3-bed condos in Bangkok as of 2026?

As of early 2026, one-bedroom condos in Bangkok offer the best balance of rental yield and liquidity, typically outperforming both smaller studios (more tenant churn) and larger units (higher purchase prices relative to rent).

Studios in Bangkok can reach gross yields of 7% to 8%, one-bedrooms typically deliver 6% to 7.5%, two-bedrooms fall to around 4.5% to 6%, and three-bedrooms often compress to 4% to 5% because purchase prices rise faster than achievable rents.

The main reason one-bedrooms win in Bangkok is that the largest tenant pool, young professionals, digital nomads, and single expats, specifically seeks this unit type, so vacancy stays low while purchase prices remain in the "investor math friendly" zone of 3 to 6 million THB.

Which amenities are best if you want a good yield for your condo in Bangkok?

The amenities that most positively impact Bangkok condo rental yield are proximity to BTS or MRT (the single biggest factor), an in-unit washing machine or washer connection, working air conditioning in all rooms, and a functional kitchen with at least a two-burner stove, because Bangkok tenants prioritize daily convenience over flashy building features.

Mid to high floors in Bangkok condos rent faster and sometimes command a 5% to 10% rent premium because tenants value reduced street noise, better natural light, and improved city views, though the very top floors rarely justify their price premium for yield-focused investors.

Condos with usable balconies (not just decorative ledges) do rent faster in Bangkok, especially to expats who value outdoor space, though balconies add more to demand velocity than to actual rent levels.

Building pools and gyms help reduce vacancy in Bangkok condos by attracting tenants faster, but they also increase your monthly HOA fees by 20% to 40%, so the net yield impact is often neutral or slightly negative unless the building management keeps fees reasonable.

Which neighborhoods give the best rental demand for condos in Bangkok?

Which condo neighborhoods have the highest rental demand in Bangkok as of 2026?

As of early 2026, the Bangkok neighborhoods with the highest rental demand for condos are Asoke, Phrom Phong, Thonglor, On Nut, Sathorn, and the Rama 9/Ratchadaphisek corridor, all sharing the common feature of excellent BTS or MRT access combined with nearby employment centers.

The main demand driver in these high-demand Bangkok neighborhoods is the concentration of office buildings, international companies, embassies, and lifestyle amenities within walking distance, because Bangkok tenants strongly prefer to minimize commute times and maximize convenience.

Vacancy rates in Bangkok's highest-demand neighborhoods typically run between 4% and 8%, and well-priced one-bedrooms near BTS Asoke or MRT Sukhumvit often rent within 2 weeks of listing.

One emerging neighborhood gaining rental demand momentum in Bangkok is the Charoen Nakhon riverside area near ICONSIAM, where new transit connections and lifestyle developments are attracting both Thai and expat tenants seeking a different vibe from traditional Sukhumvit.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Bangkok.

Which condo neighborhoods have the highest yields in Bangkok as of 2026?

As of early 2026, the Bangkok neighborhoods with the highest condo rental yields are Huai Khwang, Rama 9, Chatuchak, Ladprao, On Nut, Phra Khanong, and Bang Na, all sharing the pattern of strong MRT or BTS connectivity with purchase prices well below prime CBD levels.

Gross rental yields in these top-yielding Bangkok neighborhoods typically range from 6.5% to 8%, compared to 4% to 5.5% in prestige locations like Thonglor or Langsuan.

The main reason these neighborhoods offer higher yields than central Bangkok is that purchase prices have not inflated to match the prestige premium, while rents stay competitive because tenants care most about transit access and monthly budget, not neighborhood cachet, so a one-bedroom near MRT Huai Khwang might cost half what a comparable unit near BTS Thong Lo costs but rent for only 25% less.

We have a whole part covering all the neighborhoods in our pack about buying a property in Bangkok.

Should I do long-term rental or short-term rental in Bangkok?

Is short-term rental legal for condos in Bangkok as of 2026?

As of early 2026, short-term rental (under 30 days) for condos in Bangkok operates in a legal gray zone, where the Hotel Act technically requires a hotel license for stays under 30 days, but enforcement is inconsistent and most Airbnb-style operations continue without licenses.

The main legal restrictions for operating a short-term rental condo in Bangkok are the Hotel Act B.E. 2547 (2004), which classifies sub-30-day accommodation as hotel business requiring licensing, and the Condominium Act, which allows each building's juristic person (management committee) to ban or restrict short-term rentals in their house rules.

In practice, the majority of Bangkok condo buildings prohibit or strongly discourage Airbnb-style rentals through their internal regulations, and buildings actively monitoring guest turnover can fine owners, restrict key card access, or escalate to legal action, so checking your target building's specific rules before buying is essential.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bangkok.

What's the gross yield difference short-term vs long-term in Bangkok in 2026?

As of early 2026, short-term rentals in Bangkok can generate gross yields of 8% to 12% compared to 6% to 7% for long-term rentals, representing a potential uplift of 2 to 5 percentage points if you can operate legally and maintain high occupancy.

Typical gross yield ranges in Bangkok are 6% to 7.5% for long-term rentals (12-month leases) and 8% to 14% for short-term rentals (nightly or weekly bookings), though short-term figures assume strong occupancy of 65% to 75%.

The main additional costs that reduce the net yield advantage of short-term rentals in Bangkok are platform fees (Airbnb takes 3% to 15%), higher utility bills (owner pays instead of tenant), professional cleaning between guests, more frequent furniture and linen replacement, and property management fees that often run 20% to 30% of revenue instead of 8% to 12% for long-term.

A short-term rental in Bangkok typically needs to achieve at least 55% to 60% occupancy to match the net returns of a long-term rental, and needs 70%+ occupancy to meaningfully outperform, so the yield advantage only materializes with consistent bookings and efficient operations.

What costs will destroy my net yield for a condo in Bangkok?

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bangkok.

What are condo HOA fees as a % of rent in Bangkok as of 2026?

As of early 2026, typical HOA fees (common area fees) for Bangkok condos consume about 8% to 15% of monthly rent, translating to roughly 1,500 to 5,000 THB per month (43 to 143 USD or 40 to 133 EUR) for a standard one-bedroom unit.

The realistic range of HOA fees in Bangkok spans from about 5% of rent for basic buildings with minimal amenities up to 20%+ of rent for luxury developments with extensive facilities, premium security, and concierge services.

The amenities that justify higher-than-average HOA fees in Bangkok are 24-hour concierge and security staffing, multiple swimming pools with separate zones, co-working spaces, rooftop facilities, and branded management companies, though investors should verify that higher fees actually translate to faster rentals and lower vacancy rather than just eating into returns.

What annual maintenance budget should I assume for a condo in Bangkok right now?

A sensible annual maintenance budget for a Bangkok condo is about 0.5% to 1% of the unit's value, which translates to roughly 15,000 to 50,000 THB per year (430 to 1,430 USD or 400 to 1,330 EUR) for a typical investment-grade one-bedroom.

The realistic range of annual maintenance costs in Bangkok depends heavily on condo age: newer buildings (under 5 years) typically need 10,000 to 25,000 THB annually, while older buildings (10+ years) can require 30,000 to 60,000 THB annually as air conditioners, water heaters, and appliances need replacement.

The most common maintenance expenses Bangkok condo owners face are air conditioning servicing and eventual compressor replacement (Bangkok's heat means AC units work hard), water heater replacement every 5 to 7 years, repainting between tenants to maintain freshness, and small appliance repairs or replacements that tenants expect landlords to cover.

What property taxes should I expect for a condo in Bangkok as of 2026?

As of early 2026, the annual property tax for a Bangkok condo rented out to tenants is typically 0.02% to 0.1% of the government-appraised value, which translates to roughly 1,000 to 5,000 THB per year (29 to 143 USD or 27 to 133 EUR) for most investment-grade units.

The realistic range of property taxes in Bangkok depends on the appraised value and use classification: rental condos valued under 50 million THB pay 0.02% to 0.1%, while higher-value properties face progressively higher rates up to 0.3%.

Property taxes in Bangkok are calculated under the Land and Buildings Tax Act B.E. 2562 (2019), based on the Treasury Department's appraised value (not market value or purchase price), with rates varying by whether the property is owner-occupied, rented, or left vacant.

Owner-occupied condos in Bangkok benefit from a tax exemption on the first 10 million THB of appraised value if the owner's name appears in the house registration, but this exemption does not apply to rental properties, so investors should budget for the full tax amount.

How much does condo insurance cost in Bangkok in 2026?

As of early 2026, typical annual condo insurance for a Bangkok unit costs between 2,000 and 8,000 THB per year (57 to 230 USD or 53 to 213 EUR), depending on coverage level and unit value.

The realistic range of annual condo insurance costs in Bangkok spans from about 1,500 THB for basic coverage on a small unit up to 15,000+ THB for comprehensive policies covering higher-value furnishings, flood add-ons, and broader liability protection.

What's the typical property management fee for condos in Bangkok as of 2026?

As of early 2026, the typical property management fee for long-term rental condos in Bangkok is 8% to 12% of monthly rent, which translates to roughly 2,000 to 4,000 THB per month (57 to 115 USD or 53 to 107 EUR) for a unit renting at 30,000 THB.

The realistic range of property management fees in Bangkok spans from about 5% for basic rent collection services up to 15%+ for full-service management including marketing, tenant screening, maintenance coordination, and periodic inspections.

Standard property management services in Bangkok typically include tenant sourcing and screening, lease preparation and renewal, rent collection and transfer to owner, coordination of repairs and maintenance calls, and periodic property inspections, though the exact scope varies by provider and fee level.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our property pack about Bangkok, we always rely on the strongest methodology we can and we don't throw out numbers at random.

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 it's authoritative	How we used it
Bank of Thailand Condo Price Index	Thailand's central bank publishes official, method-driven price data for Bangkok condos.	We used it to verify where condo prices actually sit in Bangkok through late 2025. We cross-checked private-sector price claims against this official benchmark.
Global Property Guide Thailand	Long-running international property research publisher with transparent yield tables.	We used it as the backbone for gross yields and rent-to-price ratios by Bangkok district and unit type. We built our yield estimates around their Q3 2025 data.
Knight Frank Thailand	Top-tier global real estate consultancy with formal Bangkok market research.	We used it for price-per-square-meter benchmarks by Bangkok submarket. We kept neighborhood comparisons grounded in their named district analysis.
JLL Bangkok Residential	Major global real estate consultancy publishing consistent market dynamics reports.	We used it to understand which Bangkok neighborhoods attract the strongest tenant demand. We informed our location recommendations with their expat preference data.
Cushman & Wakefield Bangkok	Global brokerage with standardized quarterly market reports on Bangkok condos.	We used it to understand supply, new launches, and absorption rates affecting vacancy. We supported our vacancy assumptions with their supply pipeline data.
CBRE Thailand	One of the world's largest real estate firms with practical Bangkok buying guides.	We used it to estimate HOA fee ranges in THB per square meter. We built realistic net-yield models using their fee benchmarks.
Thailand Fiscal Policy Office	Official government source hosting the Land and Buildings Tax Act legal text.	We used it to ground property tax discussion in actual Thai law. We kept tax assumptions accurate by referencing the official legislation.
AirDNA Bangkok	Widely-used short-term rental data provider aggregating Airbnb and Vrbo metrics.	We used it to estimate short-term rental occupancy and revenue potential. We quantified the yield gap between short-term and long-term strategies.
Hotel Act B.E. 2547 via UNEP	UN-supported legal platform hosting Thailand's official accommodation legislation.	We used it to explain why sub-30-day rentals trigger hotel licensing requirements. We tied short-term rental guidance to actual legislation rather than rumors.
FRANK Legal & Tax	Established Bangkok law firm specializing in real estate and tax guidance.	We used it to verify current property tax rates and rental income treatment. We confirmed our tax estimates against their professional guidance.