Authored by the expert who managed and guided the team behind the Thailand Property Pack
Everything you need to know before buying real estate is included in our Thailand Property Pack
Thailand's rental market in 2026 offers investors gross yields that typically outperform many Southeast Asian neighbors, with returns varying dramatically between prime Bangkok condos and value-focused suburban areas.
We constantly update this blog post to reflect the latest data from official sources, global consultancies, and our own market analyses.
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 Thailand.
Insights
- Thailand's average gross rental yield sits around 6.4% in early 2026, but Bangkok's prime districts like Thonglor and Sathorn compress to just 3.5% to 5.5% due to high purchase prices per square meter.
- The gap between gross and net yields in Thailand typically runs about 1.9 percentage points, with condo common fees and air conditioning repairs being the two biggest "silent" drags on landlord returns.
- Bangkok neighborhoods along the new Pink Line corridor, such as Bang Sue and Lat Phrao, are seeing yield premiums of 1 to 2 percentage points over inner Sukhumvit because entry prices remain lower while transit access improves.
- Thailand's official Residential Property Price Index from the Bank of Thailand shows prices rising only gradually through late 2025, which supports stable-to-firming yields rather than compression.
- Landlords in Bangkok should budget 1.5 to 2 months of rent per year for vacancy and turnover, while Phuket investors face 2 to 3 months or more due to seasonal demand swings.
- Studios and small one-bedroom condos in Thailand consistently deliver the highest rent-to-price ratios because the tenant pool (singles and couples) is largest and turnover is fastest.
- One Bangkok's October 2024 opening is already lifting rental demand in the Rama IV, Lumphini, and Wireless corridor, with nearby landlords reporting faster lease-up times.
- Property management fees in Thailand run 8% to 12% of collected rent, plus roughly one month's rent for tenant placement, which landlords often underestimate when projecting net returns.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
What are the rental yields in Thailand as of 2026?
What's the average gross rental yield in Thailand as of 2026?
As of early 2026, the average gross rental yield across all residential property types in Thailand sits at roughly 6.4%, making it one of the more attractive markets in Southeast Asia for income-focused investors.
In practice, most landlords see gross yields ranging from about 5.5% to 7.5%, depending on whether they own a condo in central Bangkok, a townhouse in the suburbs, or a villa in Phuket.
This Thailand-wide average is notably higher than prime Bangkok alone, where luxury condos often yield closer to 5.2%, because cheaper purchase prices outside the super-core push the blended figure upward.
The single biggest factor shaping gross yields right now is entry price: areas where prices per square meter remain affordable relative to achievable rents naturally deliver stronger percentage returns.
What's the average net rental yield in Thailand as of 2026?
As of early 2026, the average net rental yield in Thailand comes in at approximately 4.5% after accounting for all recurring costs and typical vacancy.
This means landlords lose roughly 1.9 percentage points between gross and net, which is a meaningful gap that many first-time investors underestimate when projecting their cashflow.
In Thailand specifically, condo common-area fees and sinking funds hit small units hardest, often shaving more than half a percentage point off yields before you even count vacancy or repairs.
Most standard investment properties deliver net yields somewhere between 3.8% and 5.3%, with the lower end typical for prime Bangkok condos and the higher end achievable in well-selected suburban or secondary-city units.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Thailand.
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 yield is considered "good" in Thailand in 2026?
In Thailand's rental market in 2026, a gross yield of 7% or higher is generally considered "good" by local and foreign investors alike, while a net yield above 5% signals a genuinely strong performer.
The threshold separating average properties from high performers usually falls around that 7% gross mark, because prime Bangkok sits closer to 5% and anything well above that means you're capturing real value, whether through location, unit size, or savvy buying.
How much do yields vary by neighborhood in Thailand as of 2026?
As of early 2026, the spread in gross rental yields between Thailand's highest-yield and lowest-yield neighborhoods can exceed 4 percentage points, ranging from around 3.5% in premium Bangkok districts to 8% or more in value-oriented areas.
Higher-yield neighborhoods tend to be more affordable entry points with strong renter demand, such as Rama 9, Ratchada, On Nut, and Huai Khwang in Bangkok, or Rawai and Chalong in Phuket, where purchase prices stay reasonable relative to achievable rents.
Lower-yield neighborhoods are typically prestige locations like Thonglor, Ekkamai, Phrom Phong, Sathorn, and Silom in Bangkok, or Bang Tao and Kamala in Phuket, where high purchase prices compress percentage returns even though absolute rents are strong.
The main reason yields vary so much across Thailand is simply that property prices rise faster than rents in desirable areas, so investors pay a premium for safety and tenant quality that shows up as lower percentage yields.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Thailand.
How much do yields vary by property type in Thailand as of 2026?
As of early 2026, gross rental yields in Thailand range from around 4% for large luxury units up to 8% or more for well-located studios and compact one-bedrooms, with townhouses and detached houses falling somewhere in between.
Studios and small one-bedroom condos currently deliver the highest average gross yields in Thailand because they attract the largest tenant pool and have the best rent-to-price math.
Large luxury condos and high-end villas typically deliver the lowest yields because buyers pay a premium for space, status, and location that rents simply don't match on a percentage basis.
The key reason yields differ by property type in Thailand is that rent per square meter doesn't scale linearly with price per square meter: smaller units command higher rent relative to their purchase cost.
By the way, you might want to read the following:
What's the typical vacancy rate in Thailand as of 2026?
As of early 2026, the average residential vacancy rate landlords experience in Bangkok runs about 10% to 15% over a year, while resort markets like Phuket can see 15% to 25% due to seasonal swings.
Vacancy varies significantly by neighborhood, with prime expat corridors in Bangkok often tighter than average, while weaker buildings or oversupplied pockets can experience much higher downtime.
The main factor driving vacancy up or down in Thailand right now is micro-location and building quality: even within the same district, a well-managed project near transit will outperform an older building a few streets away.
Thailand's overall "empty stock" figures, sometimes cited as high as one-in-four condos in certain Bangkok segments, overstate true rental vacancy because not all empty units are actively offered for rent, but they do justify conservative budgeting.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Thailand.
What's the rent-to-price ratio in Thailand as of 2026?
As of early 2026, the average annual rent-to-price ratio in Thailand sits at roughly 6.4%, which translates to about 0.53% of a property's value collected in rent each month.
A rent-to-price ratio above 0.5% monthly, or 6% annually, is generally considered favorable for buy-to-let investors in Thailand, and this figure is essentially the same concept as gross rental yield.
Thailand's rent-to-price ratio compares favorably to more expensive regional markets like Singapore or Hong Kong, where ratios often fall below 3%, though it trails some higher-yield emerging markets in the region.
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 and micro-areas in Thailand give the best yields as of 2026?
Where are the highest-yield areas in Thailand as of 2026?
As of early 2026, the highest-yield neighborhoods in Thailand include Rama 9, Ratchada, and On Nut in Bangkok, along with Rawai and Chalong in Phuket, and Santitham in Chiang Mai.
These top-performing areas typically deliver gross rental yields in the 6% to 8% range, with some well-selected units in places like Bang Na, Udom Suk, or Jomtien pushing even higher.
What these high-yield areas share is a combination of affordable entry prices, improving transit access, and a large pool of local and expat renters who prioritize value over prestige.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Thailand.
Where are the lowest-yield areas in Thailand as of 2026?
As of early 2026, the lowest-yield neighborhoods in Thailand are Bangkok's prime districts like Thonglor, Ekkamai, and Sathorn, along with Phuket's Bang Tao and Kamala, and Chiang Mai's Nimmanhaemin.
These prestigious areas typically deliver gross yields in the 3.5% to 5.5% range, which still represents solid absolute rental income but compressed percentage returns.
The main reason yields are compressed in these Thailand neighborhoods is that purchase prices have risen faster than rents, as buyers pay a premium for lifestyle, convenience, and tenant quality.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Thailand.
Which areas have the lowest vacancy in Thailand as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Thailand include Thonglor, Ekkamai, and Phrom Phong in Bangkok, along with family-friendly clusters near international schools in Ari and Phaya Thai.
These low-vacancy areas typically see rental downtime of just 5% to 10% annually, well below the Bangkok average, because demand from expat professionals and relocating families stays consistently strong.
The main demand driver keeping vacancy low in these Thailand neighborhoods is the concentration of foreign professionals, international schools, and quality-of-life amenities that create sticky, year-round tenant demand.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices are significantly higher, meaning you accept a lower percentage yield in exchange for more predictable occupancy and tenant quality.
Which areas have the most renter demand in Thailand right now?
The neighborhoods currently experiencing the strongest renter demand in Thailand are Asok, Phrom Phong, and Thonglor for expats, plus Rama 9 and On Nut for Thai professionals seeking transit-connected, value-oriented options.
The dominant renter profile driving demand in these areas is young to middle-aged professionals, both Thai and foreign, who prioritize proximity to BTS/MRT stations, modern amenities, and reasonable commute times to CBD offices.
In high-demand Bangkok neighborhoods like Asok and On Nut, well-priced rental listings in good buildings typically get filled within two to four weeks, sometimes faster if the unit is competitively positioned.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Thailand.
Which upcoming projects could boost rents and rental yields in Thailand as of 2026?
As of early 2026, the top infrastructure and development projects expected to boost rents in Thailand include One Bangkok (already open), Dusit Central Park nearing completion, and the MRTA Pink Line rail expansion connecting new corridors.
The neighborhoods most likely to benefit from these projects are Rama IV, Lumphini, and Wireless near One Bangkok, the Silom-Rama IV super-core near Dusit Central Park, and transit-connected areas like Bang Sue and Lat Phrao along the Pink Line.
Investors in neighborhoods directly adjacent to these projects might realistically expect rent increases of 5% to 15% over the next one to three years, depending on how much new employment, retail, and foot traffic the developments generate.
You'll find our latest property market analysis about Thailand here.
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What property type should I buy for renting in Thailand as of 2026?
Between studios and larger units in Thailand, which performs best in 2026?
As of early 2026, studios and small one-bedroom condos outperform larger units in Thailand in terms of both rental yield and occupancy rates, thanks to their broader tenant appeal and lower entry prices.
Studios in well-located Bangkok buildings typically yield 6% to 8% gross (around THB 10,000 to 18,000 monthly rent, or roughly USD 280 to 500 / EUR 260 to 470), while larger two-bedroom units often yield 4% to 6% gross despite higher absolute rents.
The main factor explaining this difference is that smaller units attract the largest tenant pool, singles and couples, who turn over faster but are always in abundant supply across Thailand's rental market.
However, larger units can be the better investment choice in family-oriented expat zones near international schools, where tenants sign longer leases and the stability can offset a slightly lower percentage yield.
What property types are in most demand in Thailand as of 2026?
As of early 2026, the most in-demand property type in Thailand is the modern condo near a BTS or MRT station, which dominates both Bangkok's rental market and investor purchasing activity.
The top three property types ranked by current tenant demand in Thailand are: first, condos and apartments near transit; second, townhouses in suburban Bangkok for local families; and third, villas in Phuket for lifestyle and long-stay renters.
The primary trend driving this demand pattern is urbanization combined with traffic congestion, which makes transit-connected condos extremely attractive to young professionals who value commute time over space.
One property type currently underperforming in demand and likely to remain so in Thailand is large luxury condos above 150 square meters, where the buyer pool is thin and rental demand is limited to a narrow expat executive segment.
What unit size has the best yield per m² in Thailand as of 2026?
As of early 2026, the unit size delivering the best gross rental yield per square meter in Thailand is typically between 25 and 35 square meters, the sweet spot for studios and compact one-bedrooms.
These optimal-sized units in well-located Bangkok buildings can generate gross yields of 7% to 8% (roughly THB 500 to 600 per square meter monthly, or about USD 14 to 17 / EUR 13 to 16 per square meter).
Smaller micro-units below 25 square meters can struggle with liveability concerns, while larger units above 50 square meters see price per square meter rise faster than rent per square meter, compressing yields.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Thailand.
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 costs cut my net yield in Thailand as of 2026?
What are typical property taxes and recurring local fees in Thailand as of 2026?
As of early 2026, the annual property tax (Land and Buildings Tax) for a typical rental condo in Thailand is quite modest, often well under 0.1% of market value, which might translate to THB 5,000 to 20,000 (roughly USD 140 to 560 / EUR 130 to 520) depending on official appraised value.
Beyond property tax, Thai landlords must budget for condo common-area fees, which are charged monthly per square meter and can range from THB 30 to 80 per square meter (about USD 0.85 to 2.25 / EUR 0.80 to 2.10) depending on building amenities.
Combined, these taxes and recurring fees typically represent 5% to 10% of gross rental income in Thailand, with the condo fees being the larger component for small units.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Thailand.
What insurance, maintenance, and annual repair costs should landlords budget in Thailand right now?
Annual landlord insurance for a typical rental condo in Thailand is relatively modest, often THB 3,000 to 8,000 (roughly USD 85 to 225 / EUR 80 to 210) for basic coverage, though houses and villas cost more to insure.
A prudent maintenance and repair budget in Thailand runs about 0.5% to 1.0% of property value annually, or roughly 5% to 10% of gross rental income, to cover routine upkeep and unexpected fixes.
The repair expense that most commonly catches Thailand landlords off guard is air conditioning maintenance and replacement, because units run hard in the tropical climate and compressors fail more frequently than in temperate markets.
All in, Thai landlords should realistically budget THB 15,000 to 50,000 per year (about USD 420 to 1,400 / EUR 390 to 1,300) for insurance, maintenance, and repairs on a typical rental condo, with villas and older buildings running higher.
Which utilities do landlords typically pay, and what do they cost in Thailand right now?
In Thailand's standard long-term rental practice, tenants pay electricity, water, and internet directly, while landlords cover common-area utilities indirectly through the condo management fee.
This means most Thai landlords don't have a separate monthly utility expense for occupied units, though during vacancy periods they may pay minimal electricity (THB 200 to 500, roughly USD 6 to 14 / EUR 5 to 13) to keep the unit maintained.
What does full-service property management cost, including leasing, in Thailand as of 2026?
As of early 2026, full-service property management in Thailand typically costs 8% to 12% of collected rent monthly, which covers tenant communication, maintenance coordination, and rent collection.
On top of ongoing management, landlords usually pay a leasing or tenant-placement fee equivalent to roughly one month's rent (THB 15,000 to 40,000 for a typical condo, or about USD 420 to 1,120 / EUR 390 to 1,040) each time a new tenant is placed.
What's a realistic vacancy buffer in Thailand as of 2026?
As of early 2026, landlords in Thailand should set aside roughly 10% to 15% of annual rental income as a vacancy buffer, which accounts for turnover gaps, maintenance downtime, and the occasional slow leasing period.
In practical terms, this translates to about 6 to 8 vacant weeks per year for Bangkok properties, while Phuket and resort markets should budget 8 to 12 weeks or more due to seasonal demand patterns.
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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 Thailand, 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 (BOT) - Residential Property Price Index | It's Thailand's central bank and publishes official housing price indices with a clear methodology. | We used it to anchor price trends nationally and in Bangkok before estimating yields. We also used its breakdown by property type to keep our "all types mixed" figures realistic. |
| BIS / FRED - Bangkok Residential Property Price Series | It's a BIS-sourced macro dataset distributed by the St. Louis Fed and widely used for cross-country comparisons. | We used it as a cross-check that Bangkok's price trend matches the BOT directionally. We treated it as a sanity check on price momentum, not a rent source. |
| JLL Thailand - Bangkok Residential Market Report (Q3 2025) | JLL is a top-tier global real estate consultancy with consistent research processes and quarterly market reporting. | We used it to anchor a prime/luxury Bangkok yield reference point and rent-growth context. We then adjusted from prime-only to an all-types blend for Thailand. |
| Cushman & Wakefield - Bangkok Condo MarketBeat (Q3 2025) | Another top-tier global consultancy with a standardized MarketBeat format and transparent indicators. | We used it to understand Bangkok condo supply, sales conditions, and pricing context. We used that to avoid "fantasy yields" in oversupplied pockets. |
| CBRE Thailand - Bangkok Overall Figures (Q2 2025) | CBRE is a major global real estate advisor and its country pages publish market snapshots tied to internal research. | We used it to triangulate the Bangkok residential backdrop including sentiment, launches, and market conditions. We used it as a qualitative check alongside JLL and Cushman & Wakefield. |
| Global Property Guide - Thailand | It's a long-running, widely cited international housing portal that publishes yield estimates with a described methodology. | We used it as a nationwide yield range triangulation point. We blended it with consultancy prime yields and official price indices rather than treating it as the only truth. |
| Real Estate Information Center (REIC) via Nation Thailand | REIC is Thailand's recognized housing-market research body and major outlets cite it for stock and sales metrics. | We used REIC-reported oversupply and unsold-stock context to shape vacancy assumptions. We did not treat "unsold" as the same thing as "rental vacancy." |
| AREA (Agency for Real Estate Affairs) - Vacant Housing Survey | It's a long-established Thai real estate research center that runs recurring surveys on housing stock. | We used it as an upper-bound signal for empty stock risk in some condo segments. We clearly separated "vacant homes" from "vacancy of rentable units" in our analysis. |
| Thailand Revenue Department - Personal Income Tax | It's the government tax authority and the definitive reference for personal tax rules in Thailand. | We used it to frame rental-income taxation as a real drag on net yield depending on owner profile. We modelled ranges rather than assuming one tax rate fits all. |
| Fiscal Policy Office (FPO) - Land and Buildings Tax Act | It's an official Ministry of Finance entity hosting the law text and English translation. | We used it to ground the existence and structure of property tax rather than relying on hearsay. We then translated that into practical annual budget ranges landlords actually feel. |
| MRTA (Mass Rapid Transit Authority of Thailand) - Pink Line | It's the official rail-project owner and operator information source for Thailand's mass transit expansions. | We used it to validate which transit expansions matter for rental demand in specific corridors. We linked projects to neighborhoods where yields can improve. |
| One Bangkok - Official Press Page | It's the developer's primary source for confirmed timing and positioning of this major Bangkok mega-project. | We used it to identify completion and opening catalysts that can lift rents nearby. We then mapped that to adjacent rental submarkets in Rama IV, Lumphini, and Wireless. |
| Dusit Central Park - Official Site | It's the project's primary source and widely covered, making it useful for confirmed scope and location. | We used it to identify another major CBD catalyst affecting nearby rental demand. We reflected it in our upcoming projects neighborhood list. |
| Thailand Consumer Inflation Releases (TPSO / CPI) | TPSO inflation releases are official macro publications used across government and markets. | We used CPI context to keep rent growth assumptions grounded since rents don't rise in a vacuum. We used this only as a macro check, not a yield calculator. |
| RE/MAX Thailand - Rental FAQs | RE/MAX is a major international real estate brokerage with local market expertise in Thailand. | We used it to confirm standard lease practices around who pays utilities and commissions. We validated "landlord pays agent commission" as the market norm. |
| CBRE Thailand - Tenancy Management Services | CBRE is a major global real estate advisor confirming property management is a standard service line in Thailand. | We used it to validate typical property management fee ranges. We confirmed pricing is usually quote-based and used market-norm underwriting ranges. |
| Bangkok Post - Phuket Airport Upgrade Coverage | Bangkok Post is Thailand's leading English-language newspaper with credible business and property reporting. | We used it to understand Phuket's medium-term demand story from airport expansion planning. We noted this supports demand but isn't an immediate 2026 rent spike by itself. |
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