Get all the data you need about the real estate market in Thailand
Thailand's residential property market keeps drawing investors from around the world, and rental yields are a big reason why.
In this article, we break down the rental yields you can realistically expect across Thailand's main neighborhoods and property types as of March 2026.
We update this blog post regularly so the data you see always reflects current market conditions.
And if you're planning to buy a property in Thailand, you may want to download our real estate pack about Thailand.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
A quick summary table
| Metric | Value |
|---|---|
| Thailand neighborhood with the best rental yield | Pattaya Jomtien (studio condo) at 8.2% gross |
| Thailand neighborhood with the weakest rental yield | Bangkok Sukhumvit Prime (2-bed condo) at 3.8% gross |
| Average gross rental yield across Thailand | 6.4% |
| Average net rental yield across Thailand | 4.1% |
| Median purchase price (Thailand residential) | THB 3,200,000 (~USD 88,000) |
| Average monthly rent across tracked segments | THB 22,500 (~USD 620) |
| Average occupancy rate in Thailand | 88% |
| Fastest leasing market in Thailand | Bangkok On Nut / Phra Khanong (transit corridor studios) |
| Slowest leasing market in Thailand | Phuket luxury villa segment (seasonal demand) |
| Highest occupancy market in Thailand | Chiang Mai Old City studios (long-stay digital nomads) |
| Best value high-yield segment in Thailand | Pattaya and Hua Hin studios (low entry price, strong short-term demand) |
| Yield spread across Thailand (top vs. bottom) | ~4.4 percentage points (8.2% to 3.8%) |
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2026 Thailand residential neighborhoods ranked by rental yield
This table ranks the top neighborhoods and property types across Thailand by gross 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 Thailand.
| # | 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 | Pattaya – Jomtien | Studio condo | 8.2% | 5.4% | THB 1,800,000 | THB 12,300 | THB 48,000 | 88% | 12 days | Short-stay tourists and retirees from Europe and Russia | Heavy reliance on seasonal tourism demand | Top Pick |
| 2 | Pattaya – Jomtien | 1-bed condo | 7.4% | 4.8% | THB 2,600,000 | THB 16,000 | THB 64,000 | 86% | 15 days | Long-stay retirees and expat couples | Oversupply of condo units near the beach | Top Pick |
| 3 | Pattaya – Jomtien | 2-bed condo | 6.1% | 3.9% | THB 4,200,000 | THB 21,350 | THB 96,000 | 83% | 22 days | Families and retirees seeking longer stays | Higher vacancy outside peak tourist season | Strong Potential |
| 4 | Phuket – Rawai / Nai Harn | Studio condo | 7.8% | 5.1% | THB 2,100,000 | THB 13,650 | THB 54,000 | 87% | 14 days | Digital nomads and remote workers wintering in Phuket | Strong seasonal swings between Nov and Apr vs. off-season | Top Pick |
| 5 | Phuket – Rawai / Nai Harn | 1-bed condo | 7.1% | 4.6% | THB 3,000,000 | THB 17,750 | THB 72,000 | 85% | 18 days | European retirees and couples on extended stays | New supply from hotel-branded condo projects | Top Pick |
| 6 | Phuket – Rawai / Nai Harn | Pool villa | 6.3% | 3.8% | THB 9,500,000 | THB 49,900 | THB 280,000 | 78% | 30 days | High-spending tourists and honeymoon travelers | High maintenance costs and off-season vacancy risk | Good Potential |
| 7 | Bangkok – On Nut / Phra Khanong | Studio condo | 7.0% | 4.9% | THB 2,200,000 | THB 12,800 | THB 52,000 | 93% | 8 days | Young Thai professionals and expats working on Sukhumvit | New condo supply increasing along BTS corridor | Top Pick |
| 8 | Bangkok – On Nut / Phra Khanong | 1-bed condo | 6.6% | 4.4% | THB 3,100,000 | THB 17,050 | THB 68,000 | 92% | 10 days | Mid-level expat workers and young Thai couples | Rising condo fees in newer buildings | Top Pick |
| 9 | Bangkok – On Nut / Phra Khanong | 2-bed condo | 5.5% | 3.5% | THB 4,800,000 | THB 22,000 | THB 108,000 | 89% | 16 days | Expat families and dual-income professional couples | Price growth outpacing rent growth in this corridor | Strong Potential |
| 10 | Bangkok – Ratchadaphisek / Huai Kwang | Studio condo | 6.8% | 4.7% | THB 2,000,000 | THB 11,350 | THB 46,000 | 91% | 9 days | Young Thai office workers and Chinese expat community | Concentration of short-term Chinese tenants with higher turnover | Top Pick |
| 11 | Bangkok – Ratchadaphisek / Huai Kwang | 1-bed condo | 6.3% | 4.2% | THB 2,900,000 | THB 15,250 | THB 62,000 | 90% | 11 days | Chinese business community and mid-level Thai professionals | Area image tied closely to one tenant demographic | Strong Potential |
| 12 | Bangkok – Ratchadaphisek / Huai Kwang | 2-bed condo | 5.2% | 3.3% | THB 4,500,000 | THB 19,500 | THB 98,000 | 87% | 18 days | Expat couples and small families near MRT | Oversupply risk from rapid new development | Good Potential |
| 13 | Chiang Mai – Old City / Nimman | Studio condo | 6.7% | 4.6% | THB 1,600,000 | THB 8,950 | THB 38,000 | 94% | 7 days | Digital nomads and long-stay Western visitors | Visa policy changes affecting long-stay demand | Top Pick |
| 14 | Chiang Mai – Old City / Nimman | 1-bed condo | 6.1% | 4.0% | THB 2,300,000 | THB 11,750 | THB 52,000 | 92% | 10 days | Remote workers and freelancers on medium-term leases | Low resale liquidity compared to Bangkok | Strong Potential |
| 15 | Chiang Mai – Old City / Nimman | 2-bed apartment | 5.0% | 3.2% | THB 3,200,000 | THB 13,350 | THB 70,000 | 89% | 16 days | Expat families and Thai professionals near university | Limited international tenant pool for larger units | Good Potential |
| 16 | Hua Hin – Central | Studio condo | 6.5% | 4.3% | THB 1,900,000 | THB 10,300 | THB 44,000 | 85% | 16 days | Scandinavian and European retirees seeking beach lifestyle | Seasonal demand with quieter mid-year months | Strong Potential |
| 17 | Hua Hin – Central | 1-bed condo | 5.9% | 3.8% | THB 2,800,000 | THB 13,750 | THB 62,000 | 83% | 20 days | Retirees and Bangkok weekenders seeking second homes | Weekend-market dynamic limits stable long-term tenancy | Good Potential |
| 18 | Hua Hin – Central | Pool villa | 5.4% | 3.1% | THB 7,500,000 | THB 33,750 | THB 210,000 | 75% | 32 days | Thai upper-middle-class families and expat retiree couples | High upkeep costs and long void periods off-season | Good Potential |
| 19 | Phuket – Patong | Studio condo | 6.4% | 4.0% | THB 2,400,000 | THB 12,800 | THB 62,000 | 84% | 14 days | Short-stay tourists and party-travel visitors | High wear and tenant turnover in a busy tourist strip | Strong Potential |
| 20 | Phuket – Patong | 1-bed condo | 5.8% | 3.5% | THB 3,500,000 | THB 16,900 | THB 84,000 | 82% | 18 days | European tourists and short-term holiday renters | Noisy area limits appeal for long-term tenants | Good Potential |
| 21 | Phuket – Patong | 2-bed condo | 5.1% | 3.0% | THB 5,500,000 | THB 23,350 | THB 130,000 | 78% | 25 days | Group travelers and families on holiday | Low off-season occupancy drags annual returns down | Good Potential |
| 22 | Bangkok – Ladprao / Wang Thonglang | Studio condo | 6.2% | 4.3% | THB 1,850,000 | THB 9,550 | THB 40,000 | 91% | 10 days | Local Thai office workers and university students | Lower international appeal limits tenant variety | Strong Potential |
| 23 | Bangkok – Ladprao / Wang Thonglang | 1-bed condo | 5.7% | 3.8% | THB 2,650,000 | THB 12,600 | THB 56,000 | 90% | 12 days | Thai young professionals and civil servants near government offices | Area still maturing, capital gains more uncertain | Strong Potential |
| 24 | Bangkok – Ladprao / Wang Thonglang | 2-bed condo | 4.9% | 3.1% | THB 4,100,000 | THB 16,750 | THB 88,000 | 87% | 18 days | Thai families seeking BTS or MRT access without central prices | Less prestige limits premium tenant uptake | Good Potential |
| 25 | Bangkok – Thonglor / Ekkamai | Studio condo | 5.6% | 3.7% | THB 3,500,000 | THB 16,350 | THB 78,000 | 91% | 10 days | Japanese expats, affluent Thais, and lifestyle-focused renters | High entry price compresses gross yield significantly | Good Potential |
| 26 | Bangkok – Thonglor / Ekkamai | 1-bed condo | 5.0% | 3.1% | THB 5,200,000 | THB 21,650 | THB 108,000 | 89% | 14 days | Senior expat professionals and Japanese corporate tenants | Yields squeezed by premium pricing in this corridor | Good Potential |
| 27 | Bangkok – Thonglor / Ekkamai | 2-bed condo | 4.5% | 2.7% | THB 8,500,000 | THB 31,900 | THB 180,000 | 86% | 20 days | Wealthy expat families and senior Japanese executives | Very high purchase price makes yield recovery slow | Moderate Appeal |
| 28 | Bangkok – Sukhumvit Prime | Studio condo | 5.2% | 3.4% | THB 4,200,000 | THB 18,200 | THB 90,000 | 90% | 11 days | International expat workers and corporate relocations | Entry price is very high relative to achievable rent | Good Potential |
| 29 | Bangkok – Sukhumvit Prime | 1-bed condo | 4.6% | 2.9% | THB 6,500,000 | THB 24,950 | THB 138,000 | 88% | 16 days | Senior expats and multinational company transferees | Luxury condo fees significantly reduce net returns | Moderate Appeal |
| 30 | Bangkok – Sukhumvit Prime | 2-bed condo | 3.8% | 2.2% | THB 12,000,000 | THB 38,000 | THB 240,000 | 84% | 24 days | Top-tier expat executives and diplomatic families | Capital tied up with low income return at this price level | Limited Appeal |
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Key insights about rental yields in Thailand
Insights
- Secondary Thailand markets like Pattaya Jomtien and Phuket Rawai offer gross yields of 7 to 8%, which is roughly 2 percentage points higher than Bangkok's prime Sukhumvit corridor, yet require far less capital to enter.
- Studio condos consistently outperform larger units on gross yield across every Thailand city tracked, often by 1.5 to 2.5 percentage points, because purchase prices scale up faster than achievable rents as unit size grows.
- Bangkok's transit secondary corridors (On Nut, Phra Khanong, Ratchadaphisek) regularly outperform inner-city prestige areas on yield while maintaining occupancy above 90%, which is a combination rarely seen in other Southeast Asian capitals.
- Net yields in Thailand typically land 1.5 to 2.5 percentage points below gross yields, so a condo advertised at 7% gross realistically delivers closer to 4.5 to 5.5% after ownership costs are accounted for.
- Chiang Mai records the highest average occupancy across tracked segments at around 92 to 94% for studios, driven by the digital nomad community rather than conventional expat or tourist demand, which makes it structurally different from coastal Thailand markets.
- Phuket villa investments carry the highest gross-to-net yield gap in this table, often losing more than 2.5 points from gross to net, because pool maintenance, gardening, and management fees are substantially higher than for Thailand condo units.
- Bangkok's prime Sukhumvit 2-bed segment at 3.8% gross is the only entry in this table where Thailand residential yield falls below 4%, showing that prestige location alone does not guarantee income performance.
- Hua Hin benefits from a different demand driver than Phuket or Pattaya: a large proportion of its renters are Bangkok-based Thai families using units as weekend retreats, which means demand is less vulnerable to international tourism fluctuations.
- The average time to rent in Bangkok BTS corridor studios is just 8 to 10 days, the fastest in this entire Thailand dataset and a reflection of how strong tenant demand is in that specific segment.
- Across this Thailand dataset, pool villas in coastal areas achieve the lowest occupancy rates (75 to 83%), meaning investors targeting that segment effectively forgo 2 to 3 months of rental income per year on average.
- Pattaya studio condos carry the lowest absolute entry price in this table at around THB 1.8 million, making them the most accessible segment for first-time international buyers while still delivering yields above 8% gross.
- The yield spread across the 30 Thailand segments tracked is unusually wide at 4.4 percentage points, which suggests that neighborhood and property type selection matters far more here than in markets where yields cluster tightly together.
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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 Thailand.
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 Thailand neighborhood and property type, we 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 specific to the Thai property market.
These expenses can vary significantly by neighborhood and property type in Thailand. That is why two areas with similar rents can still produce very different net returns.
For example, Phuket and Hua Hin villas carry much heavier annual maintenance loads than Bangkok condos, while tourist-belt units face higher management and vacancy costs than long-stay residential ones. In high-turnover areas like Pattaya, tenant-related costs can also be higher.
We also estimated ownership annual fees by combining the main recurring costs for each asset type in Thailand. This includes items such as common area fees, insurance, a maintenance reserve, and property management where relevant.
These estimates were not applied as one flat number across the country. They were adjusted by city, neighborhood, and property type to better reflect local ownership conditions in Thailand.
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 Thailand.
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 Thailand, 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 it's reliable | How we used it |
|---|---|---|
| Global Property Guide – Thailand | A long-running international data provider that publishes median prices and rental yields across dozens of markets with a consistent methodology. | We used it to anchor the national gross rental yield average for Thailand residential property. We also cross-referenced its city-level yield figures against other sources to validate our estimates. |
| Bamboo Routes – Thailand Rental Yields 2026 | A Thailand-focused property research outlet that triangulates data from the Bank of Thailand, institutional consultancies, and active listing platforms. | We extracted the 2026 average gross yield figure of 6.4% for Thailand residential property. We also used its breakdown of yield differences between Bangkok and other major Thailand cities. |
| Bamboo Routes – Bangkok Condo Rental Yields 2026 | The most detailed Bangkok-specific yield analysis available, covering gross and net distinctions across multiple condo corridors. | We used this to set gross and net yield ranges for Bangkok submarkets including Sukhumvit, On Nut, and Ratchadaphisek. We also applied its methodology for estimating the gross-to-net cost gap in Bangkok condos. |
| Bamboo Routes – Exact Rents in Bangkok 2026 | A regularly updated rent survey for Bangkok covering studio, 1-bed, and 2-bed units across multiple districts. | We used it to set monthly rent reference ranges for Bangkok neighborhoods. We then applied these to calculate implied yields for each unit type in our Bangkok table rows. |
| Reloc8 Phuket – Rental Yield in Phuket 2026 | A Phuket-based real estate consultancy that publishes detailed gross and net yield ranges for condos and villas with local market commentary. | We used this to calibrate gross and net yield estimates for Phuket neighborhoods including Rawai, Nai Harn, and Patong. We also drew on its villa vs. condo cost comparison when estimating annual fees. |
| Easy Living Phuket – Rental Yield Guide | An independent Phuket property resource that explains how yield varies by zone and property category across the island. | We used it to understand how Patong's short-term-focused market compares to the quieter southern Phuket zones on occupancy and yield. We applied these differences to our Phuket table estimates. |
| JFTB Real Estate Phuket – Rental Yield 2025 | A licensed Phuket agency that publishes net yield estimates based on actual managed properties across multiple areas of the island. | We used it to cross-check Phuket net yield figures and validate our cost deduction assumptions for pool villa investments. We referenced its management fee estimates when building the annual fee column. |
| Bangkok Post Property – Phuket Rental Yield | Thailand's leading English-language newspaper, whose property section covers institutional-grade market data and expert commentary. | We used this article to understand under what conditions top-end Phuket yield claims are reported. We applied appropriate caution where figures reflect best-case scenarios rather than typical Thailand market averages. |
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