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
If you're looking for rental property in Bangkok or considering becoming a landlord there, understanding the current market is essential.
This guide covers everything from typical rents across different apartment sizes to neighborhood comparisons and landlord costs in Bangkok.
We keep this article updated regularly so you always have fresh data on Bangkok's rental market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bangkok.
Insights
- Bangkok studio rents near BTS or MRT stations command a 40% to 60% premium over similar units in outer districts without direct transit access.
- Furnished apartments in Bangkok typically rent 15% to 25% faster than unfurnished units, and expats almost always prefer the furnished option.
- The Rama 9-Ratchada corridor in Bangkok offers 1-bedroom rents about 20% lower than Sukhumvit while still providing excellent MRT connectivity.
- Bangkok landlords typically spend between 8% and 12% of their annual rental income on maintenance, common area fees, and minor repairs.
- Properties within a 5-minute walk of a BTS or MRT station in Bangkok experience vacancy rates roughly half those of units requiring a motorbike taxi connection.
- Bangkok's premium serviced apartment segment saw occupancy around 77% to 78% in 2024, meaning roughly one in five units sits vacant at any time.
- Family-sized 2-bedroom apartments near international schools in Thonglor or Ekkamai can command rents 50% to 100% higher than similar units in less school-focused areas.
- The average listing time for a well-priced Bangkok condo near transit is just 10 to 25 days, while overpriced units can sit for 60 days or more.
What are typical rents in Bangkok as of 2026?
What's the average monthly rent for a studio in Bangkok as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Bangkok is around 19,000 baht, which works out to roughly $540 or €500.
That said, studio rents in Bangkok range quite a bit, with most units falling between 12,000 and 25,000 baht per month ($340 to $710, or €320 to €660), depending on location and building quality.
The main factors that cause Bangkok studio rents to vary are proximity to BTS or MRT stations, whether the unit is furnished, the age and amenities of the building, and whether you're in a prime CBD area or an outer neighborhood.
What's the average monthly rent for a 1-bedroom in Bangkok as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Bangkok is around 28,000 baht, which translates to approximately $800 or €740.
Most 1-bedroom apartments in Bangkok rent for between 24,000 and 35,000 baht per month ($690 to $1,000, or €630 to €920), though prime expat areas can push significantly higher.
The cheapest 1-bedroom rents in Bangkok tend to be in outer areas like On Nut, Udom Suk, and parts of Bang Na, while the priciest are concentrated along Sukhumvit between Asoke and Ekkamai, as well as in Silom, Sathorn, and the Siam-Ratchadamri zone.
What's the average monthly rent for a 2-bedroom in Bangkok as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Bangkok is around 62,000 baht, which equals roughly $1,770 or €1,630.
The realistic range for 2-bedroom apartments in Bangkok runs from about 50,000 to 80,000 baht per month ($1,430 to $2,290, or €1,320 to €2,100), with family-focused buildings near international schools often exceeding 100,000 baht.
The most affordable 2-bedroom units in Bangkok are found in areas like On Nut and Bang Na, while the most expensive concentrate in Phrom Phong, Thonglor, Ekkamai, and parts of Sathorn where international schools and premium amenities cluster.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Bangkok.
What's the average rent per square meter in Bangkok as of 2026?
As of early 2026, the average rent per square meter in Bangkok is around 650 baht per month, which works out to approximately $19 or €17 per square meter.
Across different Bangkok neighborhoods, rent per square meter ranges from about 350 to 550 baht in outer areas ($10 to $16, or €9 to €14), up to 900 to 1,300 baht in prime CBD locations ($26 to $37, or €24 to €34).
Compared to other major Thai cities like Chiang Mai or Pattaya, Bangkok's rent per square meter is generally 30% to 50% higher, reflecting the capital's stronger job market and transit infrastructure.
Properties that push rent per square meter above average in Bangkok are typically newer buildings with strong facilities, units directly walkable to BTS or MRT, and fully furnished apartments in expat-heavy neighborhoods.
How much have rents changed year-over-year in Bangkok in 2026?
As of early 2026, average rents in Bangkok have increased by approximately 2% to 4% year-over-year for mainstream condos, while the premium furnished segment has seen growth of 3% to 6%.
The main factors driving rent changes in Bangkok this year are continued demand for units near BTS and MRT stations, steady expat and tourism recovery, and the ongoing preference for furnished, move-in-ready apartments.
This year's Bangkok rent growth is broadly in line with the previous year, which also saw moderate increases in the low single digits, as new supply in popular corridors has helped prevent sharper price jumps.
What's the outlook for rent growth in Bangkok in 2026?
As of early 2026, projected rent growth for Bangkok over the coming year is expected to fall in the range of 2% to 5%, with the higher end more likely for premium furnished units.
Key factors likely to influence Bangkok rent growth include Thailand's stable inflation environment, continued expat inflows, tourism recovery supporting short-stay demand, and the ongoing popularity of BTS and MRT-connected living.
Neighborhoods in Bangkok expected to see the strongest rent growth include areas with new transit extensions, Sukhumvit between Asoke and Ekkamai, and family-focused zones near international schools like Thonglor and Phrom Phong.
Risks that could cause Bangkok rent growth to differ from projections include a surge in new condo supply in already saturated corridors, economic slowdown, or any disruption to tourism and expat arrivals.
We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Bangkok as of 2026?
Which neighborhoods have the highest rents in Bangkok as of 2026?
As of early 2026, the three Bangkok neighborhoods with the highest average rents are Pathum Wan (Siam-Ratchadamri), Sathorn, and Watthana (covering Thonglor, Ekkamai, and Phrom Phong), where 1-bedroom units typically range from 35,000 to 60,000 baht ($1,000 to $1,710, or €920 to €1,580).
These neighborhoods command premium rents in Bangkok because they offer direct BTS or MRT access, high-end retail and dining, excellent building management, and proximity to major office districts and international schools.
The typical tenants renting in these high-rent Bangkok neighborhoods are expat professionals, corporate executives, and families seeking proximity to international schools and lifestyle amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bangkok.
Where do young professionals prefer to rent in Bangkok right now?
The three Bangkok neighborhoods most popular with young professionals are Asoke-Phrom Phong-Thonglor along Sukhumvit, Ari near Phaya Thai, and the Rama 9-Ratchada corridor.
Young professionals in these Bangkok neighborhoods typically pay between 18,000 and 35,000 baht per month ($510 to $1,000, or €470 to €920) for a studio or 1-bedroom apartment.
What attracts young professionals to these Bangkok areas is the combination of easy BTS or MRT commutes, walkable nightlife and restaurants, co-working spaces, and a vibrant cafe and creative scene in places like Ari.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Bangkok.
Where do families prefer to rent in Bangkok right now?
The three Bangkok neighborhoods most popular with families are Phrom Phong-Thonglor-Ekkamai along Sukhumvit, Sathorn, and select riverside areas with larger layouts.
Families renting 2 to 3 bedroom apartments in these Bangkok neighborhoods typically pay between 60,000 and 120,000 baht per month ($1,710 to $3,430, or €1,580 to €3,160).
What makes these Bangkok neighborhoods attractive to families is the availability of larger apartments, proximity to international schools, family-friendly amenities like pools and playgrounds, and a sense of community and safety.
Top international schools near these family-friendly Bangkok neighborhoods include Bangkok Patana School, NIST International School, and various international schools along Sukhumvit and in Sathorn.
Which areas near transit or universities rent faster in Bangkok in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Bangkok are the BTS interchange zone around Asoke, the MRT-heavy Rama 9-Ratchada corridor, and nodes near major universities with direct rail access.
In these high-demand Bangkok areas, well-priced rental properties typically stay listed for just 10 to 20 days, compared to 30 to 60 days in less transit-connected locations.
Properties within a 5-minute walk of a BTS or MRT station in Bangkok command a rent premium of around 3,000 to 8,000 baht per month ($85 to $230, or €80 to €210) compared to similar units requiring a motorbike taxi.
Which neighborhoods are most popular with expats in Bangkok right now?
The three Bangkok neighborhoods most popular with expats are lower and middle Sukhumvit (Asoke to Ekkamai), Siam-Ratchadamri, and Silom-Sathorn.
Expats renting in these Bangkok neighborhoods typically pay between 30,000 and 70,000 baht per month ($860 to $2,000, or €790 to €1,840) for a furnished 1 or 2 bedroom apartment.
What attracts expats to these Bangkok areas is the concentration of international restaurants, English-speaking services, premium building management, and easy access to embassies, international hospitals, and corporate offices.
The expat communities most represented in these Bangkok neighborhoods include Japanese, Korean, Western European, American, and Australian residents, with particularly strong Japanese presence in the Phrom Phong area.
And if you are also an expat, you may want to read our exhaustive guide for expats in Bangkok.
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Who rents, and what do tenants want in Bangkok right now?
What tenant profiles dominate rentals in Bangkok?
The three tenant profiles that dominate Bangkok's rental market are Thai professionals seeking commute-friendly locations, regional expats looking for flexibility, and families prioritizing space and school access.
Thai professionals make up the largest share of Bangkok renters at roughly 50% to 60%, with expats accounting for about 20% to 30%, and families making up around 15% to 20% of the market.
Thai professionals typically seek studios or 1-bedroom apartments near BTS or MRT, expats often prefer furnished 1 to 2 bedroom units in established expat corridors, and families generally look for 2 to 3 bedroom apartments near international schools.
Do tenants prefer furnished or unfurnished in Bangkok?
In Bangkok, roughly 70% to 80% of tenants prefer furnished apartments, with unfurnished units mainly attracting long-stay locals who plan to bring their own furniture.
Furnished apartments in Bangkok typically command a rent premium of around 3,000 to 8,000 baht per month ($85 to $230, or €80 to €210) compared to similar unfurnished units.
The tenant profiles that most prefer furnished rentals in Bangkok are expats, first-time renters, short-to-mid-stay tenants, and anyone relocating to the city without existing furniture.
Which amenities increase rent the most in Bangkok?
The five amenities that increase rent the most in Bangkok are walkable BTS or MRT access, good building management and security, a gym and pool, parking, and in-unit washer with a quality kitchen setup.
BTS or MRT proximity can add 3,000 to 8,000 baht per month ($85 to $230, or €80 to €210), a gym and pool adds about 2,000 to 5,000 baht ($57 to $140, or €53 to €130), and parking can add 1,500 to 3,000 baht ($43 to $85, or €39 to €79) to Bangkok rents.
In our property pack covering the real estate market in Bangkok, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Bangkok?
The five renovations that get the best ROI for Bangkok rental properties are air conditioner upgrades, kitchen improvements, bathroom refreshes, lighting and paint updates, and installing quality window treatments.
An AC upgrade in Bangkok typically costs 15,000 to 30,000 baht ($430 to $860, or €390 to €790) and can support a rent increase of 1,000 to 2,000 baht per month, while a kitchen refresh at 20,000 to 50,000 baht ($570 to $1,430, or €530 to €1,320) can add 1,500 to 3,000 baht to monthly rent.
Renovations that tend to have poor ROI and should be avoided by Bangkok landlords include overly customized design choices, expensive flooring upgrades beyond what the neighborhood supports, and high-end appliances in mid-range buildings.
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.
How strong is rental demand in Bangkok as of 2026?
What's the vacancy rate for rentals in Bangkok as of 2026?
As of early 2026, the vacancy rate for rental properties in Bangkok is estimated at around 8% to 12% citywide, though this varies significantly by location and property type.
Vacancy rates across different Bangkok neighborhoods range from about 5% to 10% in prime BTS and MRT-connected areas, up to 15% to 18% in oversupplied outer locations with many similar new condos.
The current vacancy rate in Bangkok is roughly in line with historical averages, as new supply in popular corridors has been absorbed by steady demand from Thai professionals and returning expat flows.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Bangkok.
How many days do rentals stay listed in Bangkok as of 2026?
As of early 2026, the average rental property in Bangkok stays listed for about 25 to 40 days before finding a tenant.
Days on market in Bangkok ranges from around 10 to 25 days for well-priced units near BTS or MRT, up to 60 days or more for overpriced units or properties in less convenient locations.
The current days-on-market figure in Bangkok is similar to one year ago, reflecting stable demand and consistent absorption of new listings in well-located areas.
Which months have peak tenant demand in Bangkok?
The peak months for tenant demand in Bangkok are January through March, June through August, and September through November, when job relocations and corporate transfers are most common.
Seasonal demand patterns in Bangkok are driven by new job cycles and company relocations in Q1, school moves and expat arrivals in summer, and corporate transfers before year-end in Q4.
The months with the lowest tenant demand in Bangkok are typically April, May, and December, when many potential renters are traveling or waiting to start new positions after the holidays.
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What will my monthly costs be in Bangkok as of 2026?
What property taxes should landlords expect in Bangkok as of 2026?
As of early 2026, landlords in Bangkok should expect to pay annual property taxes in the range of 2,000 to 10,000 baht ($57 to $290, or €53 to €260) for a typical condo valued around 3 to 6 million baht.
The realistic range of annual property taxes in Bangkok runs from about 1,000 baht for lower-value units up to 20,000 baht or more for high-value properties ($29 to $570, or €26 to €530), depending on assessed value and any applicable exemptions.
Property taxes in Bangkok are calculated under Thailand's Land and Building Tax system, with effective rates typically falling between 0.02% and 0.1% of assessed value for residential properties, and rates varying based on use and owner status.
Please note that, in our property pack covering the real estate market in Bangkok, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Bangkok right now?
A realistic annual maintenance budget for a typical rental property in Bangkok is around 40,000 to 55,000 baht ($1,140 to $1,570, or €1,050 to €1,450), covering common area fees and in-unit repairs.
Maintenance costs in Bangkok range from about 25,000 baht per year for newer, well-maintained buildings up to 80,000 baht or more for older properties or those with higher common area fees ($710 to $2,290, or €660 to €2,100).
Landlords in Bangkok typically set aside about 8% to 12% of their annual rental income for maintenance, which covers common area management fees, AC servicing, and occasional repairs.
How much does landlord insurance cost in Bangkok as of 2026?
As of early 2026, typical annual landlord insurance in Bangkok costs around 5,000 to 8,000 baht ($140 to $230, or €130 to €210) for a standard condo policy.
The realistic range of annual landlord insurance premiums in Bangkok runs from about 3,000 baht for basic coverage up to 15,000 baht or more for comprehensive policies with higher limits ($85 to $430, or €79 to €390).
Factors that most influence landlord insurance premiums in Bangkok include the property's value and location, coverage limits, whether flood or liability add-ons are included, and the level of furnishing being insured.
Key coverage types Bangkok landlords should prioritize include building and contents protection, liability coverage for tenant injuries, and flood coverage if the property is in a flood-prone area.
What utilities do landlords often pay in Bangkok right now?
In Bangkok, the utilities landlords most commonly pay on behalf of tenants are common area management fees and, in some competitive listings, internet service as a sweetener.
Common area fees in Bangkok typically run 1,500 to 6,000 baht per month ($43 to $170, or €39 to €158) depending on building quality, while landlord-provided internet costs around 500 to 800 baht per month ($14 to $23, or €13 to €21).
The common practice in Bangkok is for tenants to pay electricity and water directly, with landlords responsible for common area fees, and the landlord may include internet as part of the rent to attract tenants.
How is rental income taxed in Bangkok as of 2026?
As of early 2026, rental income in Bangkok is taxed as personal income under Section 40(5) of Thailand's Revenue Code, with progressive tax rates ranging from 0% to 35% depending on your total taxable income.
The main deductions Bangkok landlords can claim against rental income include a standard expense deduction set by royal decree (commonly applied as a percentage of gross rent), as well as documented actual expenses if they exceed the standard amount.
Common tax mistakes Bangkok landlords should avoid include failing to register as a tax resident if present in Thailand for 180 or more days, underreporting rental income, and not keeping proper records of allowable deductions.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Bangkok.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
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 |
|---|---|---|
| Global Property Guide | It's a long-running international property data publisher that documents its sources and update dates. | We used it as our base table for typical studio, 1-bed, and 2-bed rents in Bangkok. We then adjusted those values to January 2026 using inflation and market-trend sources. |
| Global Property Guide Data Sheet | It's the underlying dataset behind a published index, making the numbers easier to verify. | We used it to double-check the rent level inputs and coverage notes. We also used it to keep neighborhood comparisons consistent with the headline dataset. |
| C9 Hotelworks | It's a well-known Thailand hospitality and real estate research firm publishing structured market reports with clear metrics. | We used it to anchor furnished and serviced rent levels, occupancy, and demand drivers. We used those signals to check our rent-growth assumptions going into 2026. |
| CBRE Thailand Condo Guidelines | CBRE is a major global real estate firm and its guides reflect active market practice in Bangkok. | We used it to estimate realistic monthly common area and management fees. We used that to build landlord cost examples that match how condos are actually billed. |
| CBRE Thailand Market Snapshot | It's a primary-market snapshot from a top-tier brokerage and research house. | We used it as a cross-check for high-end serviced apartment pricing benchmarks. We used it to triangulate rent-per-sqm levels in the premium segment. |
| Bank of Thailand Monetary Policy Report | It's the central bank and it publishes Thailand's official macro and inflation outlook. | We used it to frame the 2026 rent-growth outlook. We also used it to keep our rent growth assumptions consistent with inflation and economic conditions. |
| Thailand Ministry of Commerce CPI Portal | It's the government statistics portal used for Thailand's CPI and price monitoring. | We used it to anchor inflation reality around housing-related costs and rent pressures. We used it to avoid guessing rent growth that's wildly out of line with the broader price environment. |
| Thailand Revenue Department Chapter 3 | It's the official tax authority and legal text reference for personal income tax rules. | We used it to define rental income as assessable income and to explain residency rules in plain English. We used it as the source of truth for what category rental income falls under. |
| Thailand Revenue Department Section 40 | It's the Revenue Department's official publication of the code text. | We used it to cite the exact category for rent of property and the 180-day residency definition. We used it to ground our tax explanation before adding practical filing notes. |
| PwC Thai Tax Booklet 2024/25 | PwC is a top-tier audit and tax firm, and this booklet is a widely used summary of Thai tax rules. | We used it to translate code concepts into practical how-it's-calculated guidance. We used it as a cross-check for common deductions landlords actually use. |
| Bangkok Metropolitan Administration Tax Portal | It's the official BMA portal for the local property tax system in Bangkok. | We used it to point readers to the official place to check and pay property tax. We used it to keep the what you'll pay and where section practical. |
| Bangkok Post Property Tax Explainer | It's a major national newspaper that clearly references the official tax framework and rate ranges. | We used it to summarize typical effective tax-rate ranges for residential property and common exemptions. We used it as a readable cross-check alongside official BMA references. |
| Metropolitan Electricity Authority | MEA is the official electricity utility for Bangkok and publishes tariff components. | We used it to explain what electricity pricing looks like in practice including the Ft component. We used it to build a realistic utilities cost range landlords and tenants see. |
| Metropolitan Waterworks Authority | MWA is Bangkok's official water utility and publishes the tariff schedule. | We used it to estimate water costs in a typical condo scenario. We used it to explain why water bills are usually modest compared with electricity and internet. |
| Bank of Thailand Exchange Rates | It's the central bank source for exchange rates used in official reporting. | We used it only to convert internationally reported USD rent benchmarks into THB for readability. We did not assume FX drives Bangkok rents, it's just a unit conversion step. |
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