Renting out a condo in Pattaya: the realistic yield
The honest answer with numbers, for international buyers
Realistic gross rental yields in Pattaya are 5 to 8 percent; after all running costs, 4 to 6 percent net remain. Anyone promising 10 to 12 percent is usually annualising the best high-season weeks without costs. The main drivers are purchase price, location, season mix and honest cost accounting.
The honest calculation
Gross yield = annual rent divided by purchase price. For the net figure, deduct roughly two monthly rents per year for management and letting plus the running costs below. Our rule of thumb, set by Alexander: net = 10 monthly rents divided by purchase price, which you can test in the yield calculator.
What comes off your rent
- Common area fee (30 to 120 THB per sqm per month)
- Electricity base costs and internet during vacancy
- Letting commission and management
- Small repairs, furniture wear
- Taxes on rental income (Thailand first; double-taxation treaties apply)
Long-term or holiday letting?
Stays under 30 days without a hotel licence are not legal in Thailand; details in short-term rental rules. Long-term letting from one month is uncomplicated, and demand from winter residents is strong in the high season.
Frequently asked questions
What yield can I expect in Pattaya?
Realistically 5 to 8 percent gross, 4 to 6 percent net after all costs (July 2026). Studios in strong locations often yield relatively more than large units.
Are 10 percent promises realistic?
As a rule, no. They usually annualise peak-season weeks without costs. Treat any guaranteed-return promise with care and check who guarantees it and for how long.
Who manages my condo while I am abroad?
Professional agencies handle guest handling, cleaning and payments; budget roughly two monthly rents per year for management and letting combined.
Consultation directly from Pattaya, honest market data, 0 € buyer commission.
