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
This article breaks down current rental prices in Thailand, from studios in Bangkok to family apartments in Chiang Mai and beachfront condos in Phuket.
We cover average rents, neighborhood comparisons, tenant preferences, and landlord costs so you know exactly what to expect in 2026.
We constantly update this blog post with the latest Thailand rental market data to keep it accurate and useful.
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
- Bangkok prime apartment rents grew 8.4% year-over-year in late 2025, but Thailand's overall blended rent growth sits closer to 4.5% as secondary cities lag behind the capital.
- Nearly one in four condos in the Bangkok metro area sits empty, yet prime expat neighborhoods like Thonglor and Sathorn maintain tight vacancy rates of just 5% to 8%.
- A well-priced rental near a BTS or MRT station in Bangkok typically finds a tenant within 20 to 35 days, while units far from transit can sit for 45 to 70 days.
- Walk-to-transit access is the single biggest rent driver in Thailand, often adding 4,000 to 8,000 baht per month compared to similar units without easy BTS or MRT access.
- Furnished condos dominate Thailand's rental market because most tenants are mobile expats and young professionals who value flexibility over long unfurnished leases.
- January through March is peak rental season in Bangkok due to job relocations and fresh corporate budgets, while Phuket peaks from November to February with winter tourists.
- Thailand's Land and Building Tax for rental properties typically costs landlords between 0.02% and 0.10% of the government-appraised value per year, which is relatively low by global standards.
- Air conditioning replacement is the highest-ROI renovation for Thailand landlords because the tropical climate makes a working AC system a dealbreaker for almost every tenant.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
What are typical rents in Thailand as of 2026?
What's the average monthly rent for a studio in Thailand as of 2026?
As of January 2026, the average monthly rent for a studio in Thailand is around 13,000 baht, which is approximately $370 USD or €340 EUR.
Most studios in Thailand rent between 8,000 and 35,000 baht per month ($230 to $1,000 USD or €210 to €920 EUR), with secondary cities at the low end and prime Bangkok areas at the top.
The main factors that cause studio rents to vary in Thailand are location relative to BTS or MRT stations, building age and amenities, and whether the area is a tourist hotspot like Phuket or a business district like Sathorn.
What's the average monthly rent for a 1-bedroom in Thailand as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment in Thailand is around 21,000 baht, which is approximately $600 USD or €550 EUR.
Most 1-bedroom apartments in Thailand rent between 10,000 and 60,000 baht per month ($285 to $1,715 USD or €260 to €1,570 EUR), depending on the city and neighborhood quality.
In Thailand, the cheapest 1-bedroom rents are found in secondary cities like Khon Kaen and Udon Thani, while the highest rents appear in prime Bangkok neighborhoods like Thonglor, Phrom Phong, and Chidlom-Ploenchit.
What's the average monthly rent for a 2-bedroom in Thailand as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment in Thailand is around 38,000 baht, which is approximately $1,085 USD or €1,000 EUR.
Most 2-bedroom apartments in Thailand rent between 18,000 and 120,000 baht per month ($515 to $3,430 USD or €470 to €3,140 EUR), with secondary cities offering the most affordable options and prime Bangkok commanding top prices.
In Thailand, the cheapest 2-bedroom rents are found in areas like Ramkhamhaeng and outer Bangkok suburbs, while the most expensive 2-bedrooms are in Thonglor, Sathorn, and luxury Phuket villa zones like Bang Tao and Laguna.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Thailand.
What's the average rent per square meter in Thailand as of 2026?
As of January 2026, the average rent per square meter for condos in Thailand is around 500 baht per month, which is approximately $14 USD or €13 EUR.
Rent per square meter in Thailand ranges from 250 to 1,300 baht per month ($7 to $37 USD or €7 to €34 EUR), with secondary cities at the low end and prime Bangkok neighborhoods like Thonglor and Ploenchit at the top.
Compared to other major cities in Southeast Asia, Thailand's rent per square meter is lower than Singapore and Hong Kong but similar to Kuala Lumpur and slightly higher than most Vietnamese cities.
Properties in Thailand that push rent per square meter above average typically have direct BTS or MRT access, modern amenities like pools and gyms, higher floors with city views, and strong building security.
How much have rents changed year-over-year in Thailand in 2026?
As of January 2026, rents in Thailand have increased by approximately 4.5% year-over-year on a blended national basis, though Bangkok's prime segment saw stronger growth of around 8%.
The main factors driving rent increases in Thailand this year are continued expat demand in Bangkok, limited new supply in prime transit-connected areas, and recovering tourism boosting resort market rents in Phuket and Pattaya.
This year's rent growth in Thailand is slightly slower than late 2024 and early 2025, when post-pandemic recovery and new visa programs created stronger upward pressure on prime rental prices.
What's the outlook for rent growth in Thailand in 2026?
As of January 2026, rent growth in Thailand is projected at 2% to 5% for the full year, with Bangkok likely outperforming secondary cities that have more elastic supply.
The key factors likely to influence rent growth in Thailand over the coming year are overall economic growth (expected to slow slightly), continued foreign professional and retiree inflows, and how quickly new condo supply hits the market.
In Thailand, neighborhoods expected to see the strongest rent growth in 2026 are transit-connected Bangkok areas like Asoke through Ekkamai along the BTS Sukhumvit line, and Phuket's Bang Tao area due to persistent international demand.
Risks that could cause rent growth in Thailand to differ from projections include a sharper-than-expected economic slowdown, changes to visa policies affecting expat inflows, and oversupply in certain Bangkok outer suburbs where new projects are concentrated.
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 Thailand as of 2026?
Which neighborhoods have the highest rents in Thailand as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Thailand are Thonglor (Sukhumvit 55), Phrom Phong (Sukhumvit 24/39), and Sathorn in Bangkok, where 1-bedroom apartments typically rent for 40,000 to 60,000 baht ($1,145 to $1,715 USD or €1,050 to €1,570 EUR) per month.
These Bangkok neighborhoods command premium rents because they combine international-grade buildings, direct BTS access, walkable lifestyle amenities, and proximity to embassies and multinational company offices.
The typical tenants in these high-rent Thailand neighborhoods are foreign professionals working for multinational companies, embassy staff, and affluent Thai executives who prioritize convenience and modern building quality.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Thailand.
Where do young professionals prefer to rent in Thailand right now?
The top three neighborhoods where young professionals prefer to rent in Thailand are Ari, On Nut, and Ratchada-Huai Khwang in Bangkok, all offering a good balance of transit access, dining options, and more affordable prices than prime Sukhumvit.
Young professionals in these Thailand neighborhoods typically pay between 12,000 and 25,000 baht per month ($345 to $715 USD or €315 to €655 EUR) for a studio or 1-bedroom apartment.
What attracts young professionals to these Thailand neighborhoods is the combination of BTS or MRT stations within walking distance, abundant street food and cafes, co-working spaces, and a more local Bangkok feel compared to tourist-heavy areas.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Thailand.
Where do families prefer to rent in Thailand right now?
The top three neighborhoods where families prefer to rent in Thailand are Phrom Phong, Ekkamai, and Bang Na in Bangkok, all known for spacious apartments, international schools nearby, and quieter residential streets.
Families in these Thailand neighborhoods typically pay between 45,000 and 90,000 baht per month ($1,285 to $2,570 USD or €1,180 to €2,360 EUR) for a 2 to 3 bedroom apartment.
What makes these neighborhoods attractive to families in Thailand is the presence of parks and playgrounds, family-friendly restaurants and services, reliable building security, and easy access to shopping malls with children's facilities.
Top-rated schools near these family-friendly Thailand neighborhoods include Bangkok Patana School (near Bang Na), NIST International School (accessible from Phrom Phong), and Ekamai International School in the Ekkamai area.
Which areas near transit or universities rent faster in Thailand in 2026?
As of January 2026, the top three areas near transit or universities that rent fastest in Thailand are Asoke-Phrom Phong along the BTS Sukhumvit line, Rama 9 on the MRT Blue line, and Sam Yan near Chulalongkorn University.
Properties in these high-demand Thailand areas typically stay listed for only 15 to 25 days when properly priced, compared to the Bangkok average of 30 to 40 days.
The typical rent premium for properties within walking distance of BTS, MRT, or universities in Thailand is around 4,000 to 8,000 baht per month ($115 to $230 USD or €105 to €210 EUR) compared to similar units farther from transit.
Which neighborhoods are most popular with expats in Thailand right now?
The top three neighborhoods most popular with expats in Thailand are Sukhumvit (particularly Nana through Ekkamai), Sathorn-Silom, and Ari in Bangkok, with Nimman in Chiang Mai also drawing significant international interest.
Expats in these Thailand neighborhoods typically pay between 25,000 and 55,000 baht per month ($715 to $1,570 USD or €655 to €1,440 EUR) for a well-located 1 to 2 bedroom apartment.
What makes these neighborhoods attractive to expats in Thailand is the abundance of English-speaking services, international restaurants and supermarkets, reliable building management, and established expat social networks.
The expat communities most represented in these Thailand neighborhoods include Japanese professionals (concentrated around Phrom Phong), Western Europeans and Americans (throughout Sukhumvit and Sathorn), and increasingly Chinese and Korean expats in newer developments.
And if you are also an expat, you may want to read our exhaustive guide for expats in Thailand.
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Who rents, and what do tenants want in Thailand right now?
What tenant profiles dominate rentals in Thailand?
The top three tenant profiles that dominate the rental market in Thailand are Thai urban workers (the largest group), foreign professionals and expats, and students plus early-career renters near transit and universities.
Thai urban workers represent roughly 55% to 60% of the rental market in Thailand, while expats and foreign professionals account for about 20% to 25%, and students plus early-career renters make up approximately 15% to 20%.
Thai urban workers typically seek affordable studios or 1-bedrooms near transit, expats prefer furnished 1 to 2 bedroom units in well-managed buildings, and students look for the cheapest options near their campuses.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Thailand.
Do tenants prefer furnished or unfurnished in Thailand?
In Thailand's condo rental market, approximately 70% to 75% of tenants prefer furnished units, while unfurnished rentals are more common for landed houses and long-term family leases.
The typical rent premium for furnished apartments compared to unfurnished in Thailand is around 3,000 to 8,000 baht per month ($85 to $230 USD or €80 to €210 EUR), depending on the furniture quality and location.
Tenant profiles that tend to prefer furnished rentals in Thailand are expats, young professionals, and anyone planning to stay for 1 to 3 years who values move-in convenience over customizing their living space.
Which amenities increase rent the most in Thailand?
The top five amenities that increase rent the most in Thailand are walk-to-BTS or MRT access, parking with strong building security, a gym and pool in the building, good soundproofing with a high floor and view, and pet-friendly policies.
In Thailand, walk-to-transit access can add 4,000 to 8,000 baht per month ($115 to $230 USD or €105 to €210 EUR), parking and security add 2,000 to 4,000 baht ($55 to $115 USD or €50 to €105 EUR), gym and pool add 2,000 to 5,000 baht ($55 to $145 USD or €50 to €130 EUR), high floors with views add 3,000 to 6,000 baht ($85 to $170 USD or €80 to €160 EUR), and pet-friendly policies can add 2,000 to 5,000 baht ($55 to $145 USD or €50 to €130 EUR).
In our property pack covering the real estate market in Thailand, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Thailand?
The top five renovations that get the best ROI for rental properties in Thailand are air conditioning replacement, kitchen upgrades (hob, hood, and storage), bathroom refresh (fixtures and ventilation), internet and electrical wiring improvements, and adding a simple durable furniture package.
In Thailand, AC replacement typically costs 15,000 to 35,000 baht ($430 to $1,000 USD or €390 to €920 EUR) and can increase rent by 1,500 to 3,000 baht monthly, kitchen upgrades cost 20,000 to 50,000 baht ($570 to $1,430 USD or €525 to €1,310 EUR) for 1,000 to 2,500 baht more rent, and bathroom refresh costs 15,000 to 40,000 baht ($430 to $1,145 USD or €390 to €1,050 EUR) for 1,000 to 2,000 baht more rent.
Renovations that tend to have poor ROI and should be avoided by landlords in Thailand include luxury finishes that exceed neighborhood standards, major structural changes, and highly personalized design choices that may not appeal to the next tenant.
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 Thailand as of 2026?
What's the vacancy rate for rentals in Thailand as of 2026?
As of January 2026, the estimated vacancy rate for rental properties in Thailand is approximately 8% to 12% for units actively marketed to tenants, though overall empty housing stock is much higher.
Vacancy rates across different neighborhoods in Thailand range from just 5% to 8% in prime Bangkok expat areas like Sukhumvit and Sathorn, to 15% or higher in oversupplied outer suburbs and some provincial cities.
The current vacancy rate in Thailand is slightly above pre-pandemic averages, as the market continues to absorb excess supply built during the 2018 to 2022 development boom, though prime areas have largely recovered.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Thailand.
How many days do rentals stay listed in Thailand as of 2026?
As of January 2026, the average number of days rentals stay listed in Thailand is approximately 30 to 40 days for properly priced units in good locations.
Days on market across different property types and neighborhoods in Thailand ranges from under 20 days for well-priced units near Bangkok BTS or MRT stations, to 45 to 70 days for overpriced units or those far from transit, and can exceed 60 days in resort markets during low season.
The current days-on-market figure in Thailand is relatively stable compared to one year ago, though prime Bangkok areas are seeing slightly faster leasing as expat demand continues to recover.
Which months have peak tenant demand in Thailand?
The peak months for tenant demand in Thailand are January through March in Bangkok (job moves, relocations, fresh corporate budgets), July through September (school and mid-year moves), and November through February in Phuket and resort markets (tourism peak and winter long-stays).
The specific factors that drive seasonal demand patterns in Thailand are corporate relocation cycles that align with calendar year planning, school year timing for families, and the flood of tourists escaping winter in Europe and North America.
The months with the lowest tenant demand in Thailand are typically April through June, when the hot season peaks, many expats take extended holidays, and corporate hiring slows before the mid-year period.
Buying real estate in Thailand can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Thailand as of 2026?
What property taxes should landlords expect in Thailand as of 2026?
As of January 2026, landlords in Thailand should expect to pay approximately 0.02% to 0.10% of the government-appraised property value per year in Land and Building Tax, which works out to roughly 2,000 to 15,000 baht ($55 to $430 USD or €50 to €390 EUR) annually for most mid-market condos.
The realistic range of annual property taxes in Thailand depends on property value and location, spanning from near zero for lower-value properties to 50,000 baht or more ($1,430 USD or €1,310 EUR) for high-value condos in prime Bangkok.
Property taxes in Thailand are calculated based on government-appraised land and building values (updated on a 4-year cycle from 2023 to 2026), with different rates depending on whether the property is a primary residence, rental investment, or vacant land.
Please note that, in our property pack covering the real estate market in Thailand, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Thailand right now?
The utilities landlords most commonly pay on behalf of tenants in Thailand are condo common area fees (almost always landlord-paid) and sometimes Wi-Fi for furnished expat-targeted units, while electricity and water are typically tenant responsibilities.
Condo common area fees in Thailand typically cost 2,000 to 6,000 baht per month ($55 to $170 USD or €50 to €160 EUR) depending on building amenities, while landlord-provided Wi-Fi adds around 600 to 1,000 baht per month ($17 to $30 USD or €16 to €26 EUR).
The common practice in Thailand is for landlords to pay common area fees and building-level costs, while tenants pay their own electricity (rates set by MEA in Bangkok) and water (based on published tariffs from the Provincial Waterworks Authority or Metropolitan Waterworks Authority).
How is rental income taxed in Thailand as of 2026?
As of January 2026, rental income in Thailand is taxed as part of personal income under progressive rates ranging from 0% to 35%, and rent payments often involve 5% withholding tax that gets credited against your final tax bill.
The main deductions landlords can claim against rental income in Thailand include a standard 30% deduction for expenses (no receipts required) or actual documented expenses like repairs, depreciation, and common area fees if you choose the itemized method.
A common tax mistake specific to landlords in Thailand is failing to properly reconcile the withholding tax already deducted by corporate tenants against their annual return, which can result in overpaying or triggering Revenue Department inquiries.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 | It's Thailand's central bank, and its macro outlook is the foundation for understanding housing demand. | We used it to anchor the 2026 demand backdrop including growth expectations and slowdown risks. We then translated that macro picture into a rent-growth base case for 2026. |
| Bank of Thailand Property Price Index | It's an official BoT dataset that clearly explains how the housing index is built. | We used it to cross-check whether housing costs are rising or flattening overall. We also used its methodology notes to keep our rent estimates consistent with official statistics. |
| Real Estate Information Center (REIC) | REIC is the government-linked housing data hub that Thailand's media and researchers routinely cite. | We used it as the official reality check on housing market conditions including supply and transfers. We cross-referenced REIC data with private-sector reports to avoid single-source bias. |
| CBRE Thailand Market Outlook | CBRE is a major global real estate consultancy with transparent market commentary. | We used it to understand what's driving Thailand's housing demand including financing and visa effects. We also used it to check the direction of rents versus supply in Bangkok. |
| CBRE Bangkok Overall Figures | It's a recurring, method-driven market snapshot from a top-tier consultancy. | We used it to cross-check supply and launch activity and whether the market is loosening or tightening. We then used that to calibrate days-on-market and bargaining power assumptions. |
| JLL Bangkok Residential | JLL is a leading consultancy, and this page gives concrete rent-growth signals for Bangkok's prime market. | We used it to anchor rent growth including the clear 8.4% year-over-year signal and 2026 growth expectations. We then scaled those rates appropriately for mass-market rents outside the luxury segment. |
| Knight Frank Thailand | Knight Frank is a long-established global research house with consistent reporting. | We used it to cross-check the supply and demand narrative and where activity is concentrated. We then used those insights to identify real Bangkok submarkets rather than generic area descriptions. |
| Global Property Guide | It's a long-running international housing data publisher with a consistent dataset format. | We used it as a cross-check on rent levels by unit type and location. We then converted those signals into Thailand-style typical rent ranges that match what tenants actually see. |
| DDproperty | It's one of Thailand's biggest property portals, so it's useful for supply and liquidity signals. | We used it to gauge listing depth and market choice for tenants in Bangkok. We then used that to inform realistic marketing times and seasonality patterns. |
| National Statistical Office Thailand | It's Thailand's official statistics agency, ideal for demographics and housing context. | We used it as the official backdrop for understanding who rents including urbanization and household structure. We then paired that with market reports to translate trends into tenant profiles. |
| Thailand.go.th Treasury Department | It's an official government portal describing the appraisal framework that property taxes lean on. | We used it to explain what tax values are based on including appraisal values and cycles. We then used it to keep the property tax section grounded in Thailand's official approach. |
| Revenue Department Thailand | It's the primary official source for Thai personal income tax definitions and scope. | We used it to anchor how rental income fits into taxable income in Thailand. We then paired it with withholding tax guidance to describe what landlords actually experience. |
| Thailand.go.th Withholding Tax | It's a government portal that directly lists withholding tax treatment including rent. | We used it to state the typical withholding tax handling for rent in a verifiable way. We then used it to explain the difference between withholding and final tax due. |
| Metropolitan Electricity Authority | MEA is the official electricity utility for Bangkok and metro areas. | We used it to anchor utility cost assumptions in Bangkok to something official. We then turned that into realistic monthly budgeting ranges for common unit sizes. |
| Provincial Waterworks Authority | PWA is an official utility, and the tariff table is explicit and checkable. | We used it to keep water cost budgeting realistic outside central Bangkok. We then translated the tariff bands into typical bill ranges for tenants and landlords. |
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