For most people moving to Thailand, renting a condo is one of the very first major decisions they make.

It sounds simple enough.

Open a property website.

Find a condo.

Sign a contract.

Move in.

The reality is usually a little more complicated.

Thailand has thousands of condominiums available across Bangkok, Phuket, Pattaya, Hua Hin, Chiang Mai, Koh Samui and many other locations. Some are excellent value. Some look fantastic online but disappoint badly in person. Others seem expensive until you discover the facilities, location and convenience they offer.

The good news is that renting in Thailand is usually straightforward once you understand how the system works.

The better news is that taking a little extra time before signing a contract can save you thousands of baht, a lot of frustration and potentially months of regret.

This guide explains everything new arrivals should know before renting their first condo in Thailand.

Why Most Expats Choose Condos

When many people imagine moving to Thailand, they picture a villa with a swimming pool and tropical garden.

While that lifestyle certainly exists, most newcomers start with a condominium.

There are several good reasons for this.

Condos are generally:

• Easier to find.
• Easier to rent.
• Easier to maintain.
• Usually located close to transport.
• Often equipped with security.
• Usually include facilities such as swimming pools and gyms.

For somebody new to Thailand, condos often provide the easiest transition into everyday life.

Particularly in Bangkok, many expatriates choose condominiums within walking distance of BTS Skytrain or MRT stations.

The convenience alone can dramatically improve quality of life.

Choosing The Right Location

One of the biggest mistakes new arrivals make is focusing on the condo itself rather than its location.

The condo can be beautiful.

The building can be modern.

The facilities can be excellent.

But if you’re spending two hours a day sitting in traffic, you’ll quickly discover that location matters far more than fancy furniture.

Before choosing a condo, think about:

• Your workplace.
• Schools.
• Hospitals.
• Shopping centres.
• Public transport.
• Restaurants.
• Fitness facilities.
• Social activities.

The best condo is often not the most luxurious one.

It’s the one that makes your daily life easier.

Bangkok Examples

Different Bangkok districts offer completely different lifestyles.

Sukhumvit

Popular with expats.

Excellent transport.

Large selection of restaurants and nightlife.

Ari

Popular with professionals.

More relaxed atmosphere.

Growing café culture.

Sathorn

Business district.

Modern developments.

Strong transport connections.

Bang Na

More affordable.

Popular with families.

Larger properties available.

Each area attracts different people for different reasons.

Tip & Hint

Before signing any lease, spend several days exploring the neighbourhood at different times. Morning traffic, evening traffic and weekend traffic can completely change your experience of an area.

Understanding Rental Prices

Rental prices vary dramatically across Thailand.

A one-bedroom condo in Chiang Mai may cost less than half the price of an equivalent property in central Bangkok.

As a rough guide:

Bangkok

• Studio: 8,000–18,000 baht
• One-bedroom: 12,000–35,000 baht
• Two-bedroom: 25,000–80,000+ baht

Chiang Mai

• Studio: 6,000–12,000 baht
• One-bedroom: 8,000–20,000 baht
• Two-bedroom: 15,000–40,000 baht

Hua Hin

• One-bedroom: 10,000–25,000 baht
• Larger units: 20,000–60,000+ baht

Phuket

• One-bedroom: 15,000–40,000 baht
• Premium units: 40,000–100,000+ baht

Remember that rental prices can fluctuate depending on:

• Season.
• Demand.
• Building age.
• Furnishing quality.
• Location.

What Is Usually Included?

Many newcomers assume utilities are included.

In most cases, they are not.

Typically included:

• Condo facilities.
• Security.
• Building maintenance.
• Shared areas.

Usually not included:

• Electricity.
• Water.
• Internet.
• Mobile phone.
• Cleaning services.

Always clarify exactly what is included before signing.

Tip & Hint

Ask for recent utility bills before signing. Air conditioning usage can dramatically affect electricity costs, especially during hotter months.

Understanding The Deposit System

Most condo rentals require:

• One month’s rent in advance.
• Two months’ security deposit.

For example:

If rent is 20,000 baht per month, you may need:

• First month’s rent: 20,000 baht
• Deposit: 40,000 baht

Total move-in cost:

60,000 baht.

The deposit should normally be returned at the end of the tenancy, subject to any agreed deductions.

Always obtain receipts and keep copies of all agreements.

Furnished Or Unfurnished?

Most condos marketed towards expatriates are furnished.

This often includes:

• Bed.
• Sofa.
• Television.
• Refrigerator.
• Microwave.
• Washing machine.
• Dining table.

However, “furnished” can mean different things to different landlords.

One furnished condo may be move-in ready.

Another may contain only the bare essentials.

Always inspect the property carefully.

Viewing Condos Properly

Photos can be misleading.

Wide-angle lenses can make rooms appear significantly larger than they really are.

When viewing a property, check:

• Water pressure.
• Air conditioning.
• Internet availability.
• Natural light.
• Noise levels.
• Building condition.
• Parking facilities.
• Mobile phone signal.

Open cupboards.

Test taps.

Turn on lights.

Check appliances.

This isn’t being difficult.

It’s being sensible.

Tip & Hint

Stand on the balcony for several minutes. A beautiful view may come with traffic noise, construction noise or other issues that photographs cannot reveal.

Understanding The Rental Contract

Never rush this stage.

A rental agreement should clearly state:

• Rental amount.
• Lease length.
• Deposit amount.
• Payment dates.
• Responsibilities for repairs.
• Notice periods.
• Move-out conditions.

If you do not understand something, ask.

If necessary, have the agreement reviewed by a legal professional.

Common Condo Problems New Arrivals Encounter

Most tenancies are perfectly straightforward.

However, common issues include:

Noise

Nearby bars.

Construction projects.

Road traffic.

Neighbours.

Internet Issues

Particularly important for remote workers.

Maintenance Delays

Some landlords respond faster than others.

Poor Furniture Quality

What looks good during a viewing may not perform well over time.

Hidden Costs

Unexpected utility expenses.

Parking charges.

Cleaning fees.

Most problems can be avoided by asking the right questions upfront.

Should You Rent Before You Buy?

For almost every newcomer, the answer is yes.

Many people arrive in Thailand and quickly fall in love with a particular area.

That enthusiasm is understandable.

However, living somewhere and holidaying somewhere are two very different experiences.

Renting first allows you to:

• Understand the area.
• Learn local pricing.
• Experience different neighbourhoods.
• Avoid expensive mistakes.

Many long-term expatriates consider renting first to be one of the smartest decisions they made.

Tip & Hint

Even if you believe you’ll eventually buy property, renting for at least six to twelve months often provides valuable local knowledge that can save significant money later.

Protecting Your Belongings

One area often overlooked is contents insurance.

Many renters assume the landlord’s insurance covers everything.

It usually doesn’t.

The landlord may insure the building.

Your personal belongings are often your responsibility.

Consider:

• Electronics.
• Laptops.
• Cameras.
• Jewellery.
• Personal possessions.

A simple contents insurance policy can provide valuable protection.

Planning Beyond The Rent

One mistake many expatriates make is focusing entirely on monthly rent while ignoring the bigger financial picture.

For example:

• Are you building emergency savings?
• Are you continuing retirement contributions?
• Are you maintaining adequate insurance?
• Are you planning for future education costs?
• Are you managing currency risk?

Rent may be one of your largest monthly expenses, but it is only one part of a successful financial plan.

Need Professional Guidance?

If you’re relocating to Thailand and reviewing your long-term finances, retirement plans, investment arrangements or protection needs, you may wish to speak with:

Lawrence Young
Senior Wealth Manager
Holborn Assets

Email: lawrence.young@holbornassets.com

Many expatriates find that housing decisions naturally lead into wider discussions about financial planning, retirement planning and wealth management while living internationally.

Renting As A Family

Families should consider additional factors.

These may include:

• School locations.
• Child-friendly facilities.
• Play areas.
• Hospital access.
• Safety.
• Space requirements.

A condo that works perfectly for a single professional may be entirely unsuitable for a family with children.

Think about how you actually live, not just what looks attractive during a viewing.

Tip & Hint

If children are involved, test the daily school journey before signing a lease. School traffic in some parts of Thailand can be surprisingly time-consuming.

Final Thoughts

Renting your first condo in Thailand is one of the most important steps in building your new life.

Get it right, and everyday life becomes significantly easier.

Get it wrong, and even a beautiful condo can quickly become frustrating.

Take your time.

Explore different areas.

View multiple properties.

Understand the contract.

Ask questions.

And remember that location usually matters more than luxury.

Thailand offers an enormous range of accommodation options for every budget and lifestyle.

With a little patience and proper research, you’ll find a home that allows you to enjoy everything your new life in Thailand has to offer.