Whether you’re planning a short stay, a workation, or a long-term move to Thailand, understanding the local rental market is essential. At Thailand Insider Guide, we’ve helped countless expats and digital nomads navigate the ins and outs of Thai rentals—so here’s what you really need to know before signing a lease. If you’re planning a move, make sure to also check our Cost of Living in Thailand guide to get a full picture of monthly expenses in 2025.
💱 Curious about rental prices in your home currency? Use our currency converter tool further down the page to compare Thai Baht rates in real time.
1. Expect to Pay 1–3 Months’ Upfront
Most landlords in Thailand require:
- 2 months’ deposit
- 1 month’s rent in advance
This is standard for condos and apartments in Bangkok, Chiang Mai, Phuket, and Pattaya. Some smaller landlords (especially outside major cities) may be more flexible, but it’s best to budget for three months upfront.
Monthly rent ranges:
- Bangkok condo (studio–1BR): THB 12,000–25,000/month
- Bangkok 2–3 bedroom apartments or family homes: THB 25,000–60,000+
- Chiang Mai condo (studio–1BR): THB 8,000–15,000/month
- Phuket condo near beach: THB 15,000–35,000/month
For a broader look at monthly budgets in Thailand, see our full Cost of Living breakdown by lifestyle and region.
⚠️ There have been cases where tenants did not receive their full deposit back, often due to disputes over alleged damage, missing items, or unclear terms in the rental agreement. To protect yourself, always request a written contract and detailed inventory list, and document the apartment’s condition when you move in.
💡 Insider Tip: High-rise buildings with pools and gyms tend to charge higher rent and service fees. However, following the 28 March 2025 earthquake in Thailand, some renters — especially in Bangkok — have become more cautious about living in tall buildings. This shift in sentiment may increase demand (and prices) for low-rise condos, townhouses, or detached homes in certain areas.
Currency Converter
Convert Thai Baht to your preferred currency to better plan your budget while reading.
2. Utilities Are Not Always Included
Electricity and water are usually charged separately, and the cost structure matters:
- Electricity:
- Government rate (standard): THB 4–6 per unit (kWh)
- Private/condo rate: THB 7–10+ per unit — sometimes inflated
- Water:
- Government rate: THB 10–20 per unit (m³)
- Fixed monthly rate (some condos): THB 200–500
- Internet: THB 400–900/month (unless included)
- Juristic/maintenance fees: THB 500–2,000/month, usually paid by the owner unless otherwise negotiated
Ask in advance how utilities are billed — and get it in writing. While air conditioning is essential in Thailand’s heat, it can drive electricity bills up quickly—especially in rentals that charge higher private rates instead of the standard government rate.
3. What “Furnished” Really Means in Thailand
Most rentals, especially condos, are partially furnished—but definitions vary widely:
- Typically included: Bed, sofa, fridge, air conditioning, wardrobe
- Sometimes missing: Microwave, washing machine, kitchenware, mattress (yes, even that!)
Always ask for an inventory list and inspect the unit yourself before committing. Facebook groups and expat forums are full of stories about mismatched expectations.
4. How to Find a Rental: Trusted Sites & Agents
You can find listings via:
These sites are commonly used and trusted by locals and expats. Most are free to browse, and agents often post directly.
💡 Pro tip from Thailand Insider Guide: For long stays, you can often contact landlords directly through Facebook groups or a building’s juristic office. While most agents are paid by the landlord, going direct may give you more room to negotiate on rent or terms.
5. Location, Transport & Noise Are Dealbreakers
Think beyond the condo itself. Ask:
- Is it walking distance to BTS/MRT (in Bangkok)?
- Is there safe parking for a motorbike or car?
- What’s the daytime vs. nighttime noise level? Is there construction nearby?
- Is the neighborhood flood-prone during rainy season?
Locations near public transport or coworking hubs (Asok, Ari, Thong Lor, On Nut, Nimmanhaemin in Chiang Mai, etc.) command higher rent but offer more convenience.
Final Thoughts
Renting in Thailand can be a breeze if you know what to expect and ask the right questions. Thailand Insider Guide is here to help you avoid costly surprises and find a place that suits your budget, comfort, and lifestyle.
💡 Also Read: Cost of Living in Thailand (2025). Compare expected monthly expenses for singles, couples, and families across Bangkok, Chiang Mai, Phuket, and beyond.
