Renting in Bangkok can be incredibly confusing, especially with the language gap, the dazzling multitude of accommodation options and lack of fixed rental standards. This guide was carefully edited and curated with the aim to give expats a complete overview of the rental process from “A-Z”!

Peppered throughout this article, are links to additional resources that will help relocating expats to get a complete understanding of the rental process. Thus equipping them with the right knowledge to kick start their property search!

Rental Guide Table of Contents:

1. Before Getting Started
1.1 Apartments and Condos: What’s the Difference?
1.2 Rental Duration and What to Expect?
1.3 Extra Costs during Rental Period
1.4 Pet Friendly Accommodation Options
1.5 Property Search and Using Property Agencies

2. Where to Live in Bangkok?
2.1 Bangkok Expat Neighborhoods
2.2 Budget and General Rental Rates
2.3 Websites and Other Ways to Find Rental Listings

3. Rental Process in Bangkok
3.1 Step-by-Step Overview of Renting
3.2 Negotiating Lower Rental Rates

4. During Tenancy and Property Management
5. End of Tenancy (Check-out) and Deposit Refunds
6. Additional Rental Resources

Section 1: Before Getting Started

1.1 Apartments and Condos: What’s the Difference?

While terms such as apartment, flat or condo are often used interchangeably overseas, in Bangkok there are technical differences between “Apartments and Condos”.

It is important to note, “Condos” are owned and rented out by private landlords. Whereas “Apartments” are residential buildings owned by a single company; individual properties are then rented out and managed by that company.

This significant difference means that the lifestyle and rental rate offered by both options can be dramatically different. Both condos and apartments offer different rental advantages notably:

Condos

• Are more cost efficient, for longer rental periods (I.e., 12 Months+).
• Benefit from standard government rate for the utilities (I.e., Water and Electricity).

Apartments

• Offer a hotel-like living experience, with additional services such as pre-installed internet, Cable TV and even housekeeping services (In some cases they even provide linens and cutlery).
• They accept shorter rental periods (I.e., 1-3 Months)

For more info about the differences between apartments and condos: Should I Consider Apartment Living?

1.2 Rental Duration and What to Expect?

Rental Rates and Lease Terms

In Bangkok, rental properties are advertised on a monthly rate and the standard rental period is usually 12-months or more.
Please note that it is possible to find rental properties for shorter terms (I.e., 6 Months); however, this is up to the discretion of the rental landlord. Therefore, potential renters are advised to inform their property agent and/or the property owner before commencing their search.

For rental periods shorter than 3-4 Months, it is usually advised to consider renting an apartment. As this residential option, would offer renters the possibility to sign short leases with flexible notice periods.

What is Included in the Monthly Rental Payments?

In Central Bangkok, most condos come fully furnished and fully equipped with all electrical appliances (TV, Fridge, Microwave, etc.).

However, bedding, linens and general kitchenware are usually not provided. Also, rental rates do not include utilities (Water, electricity and WiFi).

1.3 Extra Costs during Rental Period

Renters may want to budget for additional rental expenses on top of their monthly rent!

As mentioned above, the monthly rental is exclusive of utilities; therefore, it is the renter’s responsibility to pay for their electricity and water bill. Some additional utility services that may be required include WiFi and cable TV.

Renters are also responsible for their own cleaning expenses. Another common cost often overlooked is the servicing of air conditioners; these usually need to be cleaned by technicians every 3-6 months, especially during the summer season.

Tenants are not responsible for the common area & management fees (CAM Fees), there are no property insurance fees and there are no residential taxes in Bangkok.

1.4 Pet Friendly Accommodation Options

This may come as a surprise to many renters!
It can be NOTORIOUSLY DIFFICULT to find pet friendly properties in Central Bangkok.

Many of the buildings have strict rules against keeping pets and if a tenant is found to be secretly keeping a domestic animal, the building management may put pressure on the landlord to terminate the lease agreement. This may result in the tenant losing their security deposit and having to move out immediately.

The main options for pet parents are as follows:

1. Select a pet-friendly condo or apartment.
2. Select a house.

It is important to note that even with these two options, the tenant must have the landlord’s consent to keep a pet in the property.

Fresh has created a rental guide with an extensive list of pet friendly building in Bangkok: Pet Friendly Condos and Apartments in Central Bangkok

1.5 Property Search and Using Property Agencies

In Bangkok it is common to engage the services of a Property Agent to find a rental condo. Property Agents are usually area experts, they can assist in finding a range of rental options and can help negotiate better rental rates.

While using a Property Agent is convenient and straightforward, renters should be aware that in Thailand no “Professional Real Estate License” is required to work as an agent. Therefore, property searchers should carefully recheck the credentials and reputation of the professional they are engaging; this can be done by simply checking the website and social media reviews of the Property Agent.

Property Agent’s scope of services usually include the following:

• Sourcing Properties and organizing viewings.
• Assisting in the rental negotiations.
• Preparing Lease Agreements, Inventory Lists and Supporting Photo Inventories.
• Assisting during the check-in and check-out of the property.

*In some cases, property agents are also involved with property management and liaising with the landlord; especially if the landlord cannot speak English.

The Property Agent’s fees are paid by the landlord; therefore, there are absolutely no finder’s fees or contract drafting fees to be paid!

Section 2: Where to Live in Bangkok?

2.1 Bangkok Expat Neighborhoods

This is a huge topic as Bangkok literally has hundreds of neighborhoods to select!

However, to keep it simple most Expats relocating to Bangkok tend to live within Central Bangkok or in areas in close proximity to the city’s business and commercial hubs.

The easiest way to make sense of the city is by using BTS or MRT Stations. As most Thais and Expats tend to name neighborhoods after the Skytrain (BTS) or Underground Station (MRT) that services the area.

The 4 most popular neighborhoods for Expats tend to be:

1. Sukhumvit
2. Silom-Sathorn
3. Ploenchit- Wireless
4. Rama 9- Ratchada

1. Sukhumvit

The area is named after Sukhumvit Road, a major road artery over which the BTS Skytrain system runs. This large area comprises several neighborhoods and is a popular residential hotspot. It offers a good work-life balance, offering travel convenience and a vibrant range of leisure options.

Sukhumvit tends to have a bit of everything for everyone from centrally located luxury accommodation in chic neighborhoods to more budget condos that offer convenient commutes. It benefits from an appealing lifestyle proposition with a range of shopping malls, bars, cafes and restaurants.

Neighborhoods in Sukhumvit include:

• Nana
• Asoke
• Phrom Phong
• Thonglor
• Ekkamai
• Phra Khanong
• On Nut

2. Silom-Sathorn

Silom-Sathorn is Bangkok’s financial district and it is often referred to as “Bangkok’s Wall Street”. The area is the official hub for Bangkok’s financial services industry and numerous banks, insurance and investment firms are located in the area.

Silom-Sathorn is an area of contrasts from ultra-sleek office towers, high-rise condos and shopping complexes to more charming leafy roads packed with old-fashioned shophouses. The residents of the neighborhood can enjoy a vibrant, trendy and pleasant lifestyle.

Neighborhoods in Silom-Sathorn include:

• Saladaeng (BTS)/ Silom (MRT)
• Chong Nonsi
• Surasak

3. Ploenchit-Wireless

Considered one of Bangkok’s most exclusive and attractive areas it offers some of the Capital’s most expensive real estate. The area is home to a multitude of embassies and the headquarters of numerous multinational companies.

Ploenchit-Wireless offers a glamorous lifestyle with the presence of luxury malls such as Central Embassy and Central Chidlom. The area also offers residents an indulgent selection of trendy restaurants, hip eateries and independent coffee shops. This makes the area a particularly desirable and comfortable place to live!

Neighborhoods in Ploenchit-Wireless include:

• Ploenchit
• Chitlom
• Ratchadamri

4. Rama 9- Ratchada

Rama 9-Ratchada is a newly established neighborhood and an extension to Central Bangkok. The area is a vibrant business hub with the presence of numerous office towers and shopping malls such as Central Plaza Rama 9, Fortune Town and Esplanade. This makes the neighborhood particularly appealing to working professionals.

Rama 9-Ratchada also offers an eclectic lifestyle and it is well-known for its nightlife attractions such as the Ratchada Night Market, RCA and Ratchada bars. The area offers a range of modern accommodation options from famous developers such as Ananda and AP Thai.

Neighborhoods in Rama 9-Ratchada include:

• Rama 9
• Thailand Cultural Center (Ratchada)

Complete guide of Bangkok’s top residential neighborhoods: The Best Bangkok Neighborhoods for Expats to Live!

2.2 Budget and General Rental Rates

General Rental Rates

There is a wide choice of condos and apartments in Bangkok, therefore providing average rental prices or just a general range of rates is a tricky challenge. It is important to note that each neighborhood, even in the most desirable prime areas, offer outliers that are marketed at either below the market or above the market rental rates.

However, in many cases, these outliers tend to be exceptions to the rule rather than the norm. Therefore, with this in mind, here is a visual overview of general rental rates in different areas:

1-Bed (10-15,000 THB Per Month) Basic Condos

These are usually basic condos under 30 square meters offering a small kitchenette and enough space for a queen size bed. Despite their affordable budget range, most of the condo projects offer good quality facilities such as pools, gyms and libraries.

1-Bed (15-20,000 THB Per Month) Standard Condos

These are usually modern condos in mid-level projects offering slightly more spacious layouts and convenient locations. They usually offer numerous building amenities (Pools, Gym, and more.) and residents can also enjoy building services such as 24-hr security.

1 Bed (20-30,000 THB Per Month) Prime Condos

These are properties located in the heart of Bangkok’s Central Business District in some of the capital’s most popular neighborhoods. The properties at that premium price range tend to offer comfortable, stylish and modern interiors. The properties tend to be located in luxury projects that offer high-end amenities and services.

2 Beds + (30-40,000 THB Per Month) Family-Sized Condos

Renters looking for a condo with 2-bedroom or larger will usually need to spend a minimum of 30-40,000 THB per month. These condos usually vary in size and quality; properties usually start at a minimum of 60-70 Square meters.

Low-Cost Rental Options (Under 10,000 THB Per/Month)

Rental Condos and Apartments under 10,000 THB are available in Bangkok. However, this may require renters to compromise on location and travel convenience.

Numerous neighborhoods located outside Central Bangkok or further-away from the BTS/MRT Stations (I.e., 1km+) offer residential options at extremely competitive rates.

General Rental Trends in Bangkok

Some general rules-of-thumb to kick start your search:

1. Newer Condos offer smaller units at more premium rental rates.

2. Older Condos tend to offer larger unit types at more affordable rates.

3. There is a natural trade-off: Newer modern condos tend to offer amazing building facilities and chic interiors. Older condos tend to offer more spacious layouts and are generally more competitively priced; however, these advantages may come at the cost of more outdated interiors and building facilities.

For a more extensive guide to the cost of renting in Bangkok: How Much Does Renting a Condo or Apartment Cost in Bangkok?

Section 3: Rental Process in Bangkok

3.1 Step-by-Step Overview of Renting

Renting a condo or apartment in Bangkok is an incredibly straightforward process. While property requirements can vary from person-to-person the steps and processes remain the same.

Step 1: Property Search & Viewings

It is always a good idea to do some personal research beforehand by looking into preferred areas. Also, locating condos or apartments of interest that you would like to view goes a long way. Finally, be sure to determine property requirements such as:

• Budget Range
• General Location Requirements
• Number of beds and minimum size required
• Any facilities required

Once all the requirements are decided on, the best way to quickly and efficiently shortlist apartments or condos is to contact a Property Agency. They will be able to provide advice, suggestions and show you condos or apartments based on your needs.

Step 2: Offers and Negotiations

Once you find the right property that suits your needs and requirements you can go ahead and make an offer.

In Bangkok, negotiating rental rates and/or conditions of a rental is normal. Typically, tenants tend to negotiate on:

• Monthly Rental Rate
• Move-in Dates
• Length of Contract (I.e., 12-months, 18-months, etc.)
• Special Requests (I.e., Provision of electrical appliances or replacement of an item of furniture)

When you make an offer, it will be important to be clear on:

• Desired Rental Rate
• Signing and Move-in Date
• Length of Lease Required

By being clear and decisive, this will improve your chances of having your offer and requests agreed by the landlord.

Step 3: Booking and Signing Preparations

Once the Offer has been accepted, the standard in Bangkok is to reserve the property via a Booking Fee (Equivalent to 1 month rent). This Booking Fee will go towards the payment of the first month’s rent.

Once paid, usually Property Agencies start drafting the rental lease agreement, inventory list and supporting photo inventory. The landlord will also start preparing the unit ensuring it is professionally cleaned and any issues and requests are sorted before signing.

The paperwork is sent to both the landlord and future tenant for review. Once everything is approved and ready a signing-date is agreed and confirmed.

Step 4: Signing and Move-in

Usually on the signing-date, all parties (Landlord, Tenant and Agent) meet to sign and confirm acceptance of the terms of the lease agreement and items in the inventory list.

Once signed, the tenant will pay a standard security deposit to the landlord equivalent to 2-months’ rent. This security deposit is refundable at the end of the lease period; however, the funds are subject to deduction if any damages above ordinary wear-and-tear occur.

Step 5: Tenancy and Check-out

Any maintenance issues during the rental period can usually be referred to the Property Agency or the landlord. If the issue is minor (I.e., Popped light bulbs or loose fittings), it is usually possible to contact the building management of a condo or apartment who have technicians and handymen on-hand.

Once the rental-term is over, assuming you will not be renewing your lease the standard is to have a formal check-out meeting. Similar to the signing all parties will meet to assess the condition of the property. Usually, any areas of concern that may be subject to deductions can be discussed and negotiated. Landlords will need to refund the security deposit within 30-days of the tenant moving-out.

3.2 Negotiating Lower Rental Rates

Advertised rental rates on real estate portals and Property Agency websites are negotiable and there is definitely a culture of negotiating for discounts in Bangkok. There is really no fixed rule in regards to the “specific discount percentage” possible, it is always best to approach negotiations on a case-by-case basis.

However, there are some effective tactics that you can employ as a potential renter to achieve the best possible monthly rate:

1. Up-sell your Personal Profile

Most landlords are secretly worried to come across a nightmare tenant and many would be open to compromise on price for the sake of stability! So if you have a strong financial/ professional profile, don’t be afraid to flaunt it (Even proposing to provide a copy of your work permit)!

2. Longer Rental-Term

Usually, the standard rental term in Bangkok is 12-months Lease, with anything above that timeframe usually less standard. If a longer lease term is a financial and personal possibility, offering a rental term of 18-months or even 24-months will definitely encourage the landlord to negotiate their rate.

3. Negotiate Furniture, Appliances or Additional Benefits

Sometimes negotiations can reach a deadlock whereby neither party is willing to compromise further. A good way to deflate this situation is to negotiate on other non rate-based conditions. This includes provision of items of furniture (I.e. TV, microwave or even new sofa) or even the provision of services (I.e. Monthly cleaning or internet). This may result in a positive win-win situation for both the tenant and the landlord.

For more negotiation tactics read: Tactics to Negotiate a Lower Monthly Rent!

Section 4: During Tenancy and Property Management

A big question for potential renters, that often comes-up is:

Who is responsible for costs of repairs and maintenance, in case there are issues with the property?

The general rule, small issues (Under-1000 THB) that pop-up during the rental term caused by ordinary wear-and-tear is the tenant’s responsibility. This usually includes minor issues such as popped light bulbs, stained curtains, air-con cleaning and repairs of broken fittings (I.e., Towel Rails).

Any major issue that is beyond the control of the Tenant that affects peaceful enjoyment of the property is usually the responsibility of the landlord. This usually includes issues such as leaking water pipes, shower heater malfunction, breakdown of white electronic appliances (I.e., Fridge or washing machine). It is also important to note that the landlord is responsible for the Common Area and Building Insurance Fees of the Condo Building.

What do you do if you need a handyman for minor repairs?

Living in Bangkok is extremely convenient and usually maintenance staff are stationed at condo and apartment to help. Simply pop-by the condo management office and explain the issue; technicians and handymen are usually available to assist.

Section 5: End of Tenancy (Check-out) and Deposit Refunds

Moving-out is a straightforward process similar to checking-out of a hotel!

It is always recommended to have a formal checkout appointment, where all parties gather notably the Landlord, Tenant and Agent. During this meet-up, the property should be assessed as per the inventory list/ photo inventory and any damages beyond ordinary wear-and-tear should be flagged-up.

Any possible deductions to the security deposit should be discussed and agreed on that day to avoid any disagreements. Best practice dictates that any deductions should be listed in writing and agreed by all parties.

Some important points, to ensure a smooth checkout:

• Notify your Landlord/Agent of your intentions to vacate the property 1-month prior to moving out.
• Ensure the property is cleaned (One last time) and all personal belongings removed from the property. Doing this will ensure a smoother check-out process and prompt security deposit refund.
• Gather and return all the keys, access cards and parking stickers provided to ensure a smooth inventory check.

Provided the interior of the property has not been damaged beyond ordinary wear-and-tear, the security deposit refund should take place within 30-days of move-out.

Section 6: Additional Rental Resources

Renting in Bangkok is an extensive subject!

Therefore, to help renters Fresh has published an extensive series of guides and articles:

Property Search Resources

The Best Bangkok Neighborhoods for Expats to Live!
How Much Does Renting a Condo or Apartment Cost in Bangkok?
Pet Friendly Condos and Apartments in Central Bangkok
Bangkok Rental Guide: Renting Short-Term or Month-by-Month
Rental Viewing Tips

Lease Agreement & Rental Law

Diplomatic Clause Explained
Lease Takeovers Explained
New Rental Law Explained
TM30 Notification of Stay Explained

For anyone interested, we have also published a more extensive and in-depth guide to renting in Bangkok:
The Ultimate Bangkok Rental Guide

Fresh Property is an established Bangkok real estate agency with over 5 years of experience in consultancy, sales, rental and property management services.

If you are looking for a property to rent in Central Bangkok, feel free to browse our extensive collection of rental homes or alternatively feel free to send us an inquiry and one of our agents can review your search requirements!