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 2026.
💱 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
⚠️ 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 usually command higher rents and monthly service fees. Following the March 2025 earthquake, some renters in Bangkok became more aware of building height and construction quality when choosing a home. While modern high-rises are generally safe, this shift in renter preferences has increased interest in low-rise condos, townhouses, and 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)
- Ask whether the connection is private or shared, the actual speed, and which provider is used
- If not included, confirm whether you are allowed to install your own internet line and how long setup typically takes
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.
💡 Insider Tip: If reliable internet is important to you, ask for a speed test screenshot taken from inside the apartment. “Wi-Fi included” does not guarantee fast or stable internet, especially in older buildings or shared networks.
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.
💡 Insider tip: 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.
6. Pets Are Often Restricted (Ask Before You View)
Many condos and apartments in Thailand do not allow pets, or restrict them by size, breed, or number. Even if a listing does not explicitly say “no pets,” that does not mean they are allowed.
Key things to check:
- Whether pets are permitted by the building, not just the landlord
- Size or weight limits (small dogs or cats only is common)
- Additional cleaning fees or higher deposits
- Rules on common areas (lifts, gardens, pool zones)
Some newer low-rise condos, townhouses, and detached homes are more pet-friendly, especially outside central business districts.
💡 Insider Tip: Always ask for written confirmation that pets are allowed. Verbal approval is not enough, and building management rules override landlord promises.
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 (2026). Compare expected monthly expenses for singles, couples, and families across Bangkok, Chiang Mai, Phuket, and beyond.
