Rental yield in Thailand: the arithmetic, not the promise
Listings quote one number and almost never show what it is made of. Here the whole calculation is visible: what the rent brings in, what building upkeep, management and taxes take out, what is paid once at purchase, and how many years it takes to get the money back. Enter your own price and area and it recalculates.
How much this calculation is about your unit
Straight answer: what follows are market averages, not your building's own numbers. We checked this against the one property where we know both. On market ranges the calculation gave 2.60–5.89% net; on the building's own figures, 2.89–3.44%. Six times narrower — and the market range runs about a third high. So put in your own price and rent: any two real figures are worth more than the whole model.
As of 25 August 2026, out of 230 residential projects in our database the price is known for 0 and the rent for 0. While that holds, we do not promise a calculation about a specific building.
Your unit
Net yield, typical 3,36% 8 cases out of 10: 2,05–4,63%
Gross yield, typical 5,25% this is the number ads quote
Payback, typical 30 years purchase costs included in the denominator
Where the number comes from
The top bar is what the rent brings in over a year. Each line below takes something out. The bottom bar is what is left.
The yearly calculation for this unit: rent at the top, everything that leaves it below.
| Line | THB per year | Share of gross |
|---|---|---|
| Gross rent | 183 600–513 000 | 100% |
| Management | −9 180…51 300 | 5–10% |
| Repairs and wear | −5 508…30 780 | 3–6% |
| Income tax | −9 180…76 950 | 5–15% |
| Building upkeep | −16 200…43 200 | — |
| Land and building tax | −1 306…1 959 | — |
| Net, per year | 81 525–428 804 | — |
Paid once, at purchase
These costs rarely appear in an advertised yield, yet they have to be earned back too — so the payback figure above includes them.
- Transfer of ownership 32 650–130 600 ฿
- Sinking fund 22 500–36 000 ฿
- Furnishing 225 000–540 000 ฿
Gross and net are different numbers
Building upkeep, management, taxes and the one-off costs of buying stand between the two. Here is how much that comes to in each market.
| Market | Gross, typical | Net, typical | Gap | Ads quote |
|---|---|---|---|---|
| Phuket | 5,25% | 3,36% | 1,89 pp | 4,0–5,5% |
| Pattaya | 6,45% | 3,52% | 2,92 pp | 5,8–7,2% |
| Bangkok | 5,96% | 3,76% | 2,20 pp | 5,2–6,2% |
The right-hand column is what market reviews print. That is gross. What reaches your pocket is the column to its left.
What moves the answer most
Each input in turn is set to the worst and the best end of its range while the others stay in the middle. The bar length is how far the yield moves.
Look at the top row. It is usually the rent, and the gap to everything else is around sixfold: haggling over the management fee barely matters if you got the rent wrong.
Daily rental: what the law says
Renting a condominium unit for less than 30 days without a hotel licence is not permitted in Thailand — this is Hotel Act B.E. 2547, ст. 15 и 59.
The penalty is up to one year in prison, a 20,000 baht fine, and a further 10,000 baht for every day the breach continues.
Since April 2026 Phuket province has been checking this against data from the booking platforms themselves. There are three lawful routes: a contract of 30 days or more, a unit in a complex holding its own hotel licence, or a standalone licensed building. That is why daily-rental yield is not calculated here by default: first you need to know whether the building holds a licence.
Checking a promised yield
If someone quotes you a yield, look at the rent standing behind it. That is usually the step where the promise stops adding up.
Coefficients and where they come from
Measured on 25 August 2026. Every value is a range rather than a point, and the calculation runs 4000 random combinations within those ranges. That is why you get a typical figure and a band around it instead of one number that would look more precise than it really is.
Phuket
- Price per m² 90 000–200 000 ฿Сводка риелторских обзоров 2026: средняя 140 000 ฿/м², медиана ~135 000; Раваи от 55 000, Банг Тао 170 000–350 000
- Long-term rent per m² per month 400–1000 ฿Живые объявления Пхукета 2026, долгосрочный договор: Чернг-Талай 35 м² — 37 000 ฿/мес (1057 ฿/м²), Камала 70 м² — 30 000 ฿/мес (429 ฿/м²), Банг-Тао и Сурин однокомнатные 20 000–45 000 ฿/мес, Раваи и Найхарн 25 000–50 000 ฿/мес
- Building upkeep per m² per month 30–80 ฿Стандартные проекты Пхукета 30–80 ฿/м²/мес. Брендированные резиденции Чернг-Талай и Банг-Тао берут 120–150 — это ОТДЕЛЬНЫЙ сегмент, и он задаётся правкой, а не расширением вилки: смешение сегментов и есть та ошибка, что описана в шапке
- Occupancy, long-term 85–95%Долгосрочный договор: простой 0,5–2 месяца в год
- Management fee 5–10%Управляющие компании Пхукета 2026: долгосрок 5–10% от платежа, краткосрок 20–30% от валовой
Pattaya
- Price per m² 45 000–100 000 ฿Медиана листингов Паттайи 2026 — 70 623 ฿/м²; Джомтьен и На-Джомтьен от 45 000
- Long-term rent per m² per month 300–600 ฿Джомтьен и Пратамнак: 12 000–20 000 ฿/мес за типовой юнит; медиана по Паттайе 22 550 ฿
- Building upkeep per m² per month 40–80 ฿Эксплуатационные расходы кондо Таиланда 2026
- Occupancy, long-term 80–92%Паттайя: простой выше пхукетского, сезонность спроса резче
- Management fee 5–10%Управляющие компании Таиланда 2026
Bangkok
- Price per m² 100 000–220 000 ฿Бангкок 2026: ядро Сукхумвита у BTS до 220 000 ฿/м², внешние станции и Ратчада ниже
- Long-term rent per m² per month 350–1400 ฿Средняя по городу ~700 ฿/м²/мес, разброс по районам 350–1400
- Building upkeep per m² per month 40–80 ฿Эксплуатационные расходы кондо Таиланда 2026
- Occupancy, long-term 85–95%Бангкок: заполняемость выше 85% годовых — самая устойчивая из трёх рынков
- Management fee 8–12%Управляющие компании Бангкока: 8–12% от дохода
What this model does not know
- Price and rent move together: an expensive square metre usually lets for more. The model treats them as independent, which makes the band wider than it truly is. Entering your own price narrows it.
- Rent per square metre falls as units get larger: at 35 m² it is twice what it is at 70 m². One range per market does not capture that.
- Nightly rate and occupancy for daily letting are not invented here: there is no open data for Thailand's resort markets, and we will not make it up. Those two numbers come from the management contract — put them in.
- Markets with no measurement of their own are not included: Koh Samui, Hua Hin, Krabi, Khao Lak, Chiang Mai.
