What is the average rental yield in Bangkok?

Across 2,092 Bangkok condo listings in a 2026 scan the median advertised gross yield was roughly 5.0 percent, and the median net yield after vacancy, management, the maintenance fee and tax was roughly 3.2 percent. Both are asking-listing figures rather than achieved ones.

What is a realistic net rental yield in Bangkok?

The median across the 2,092-listing scan came out near 3.2 percent, with the middle half of listings between roughly 2.8 and 3.7 percent net. The commissioned report describes the filtered eligible band clustering higher, because that band is a screened slice of the market rather than the market.

Which area of Bangkok has the highest rental yield?

Among the eight transit-anchored catchments, Chatuchak and Lat Phrao posts the highest area-level gross at about 5.26 percent, just ahead of Thonglor and Ekkamai at about 5.16 percent. The spread across all eight is under sixty basis points, so the ranking means far less than it looks.

Why are Bangkok rental yields lower than Phuket's?

Because Bangkok prices rent and capital against each other efficiently and rents to residents rather than to a tourist calendar. In the same study Phuket's median gross ran roughly 6.7 percent against Bangkok's 5.0 percent, and on net roughly 4.3 percent against 3.2 percent. Bangkok buys you tenant depth and exit speed instead.

Why is my Bangkok net yield so much lower than the advertised figure?

Because the advertised figure is gross and ignores the cost of holding the asset. Vacancy, management, the building's common-area maintenance fee and tax are all real and recurring. Across the Bangkok leg of the study the median lost about 35 percent of its gross to that stack.

How much is the maintenance fee on a Bangkok condo?

It is charged per square metre per month by the juristic person, and roughly 40 to 70 baht per square metre per month is typical in Thailand. It scales with floor area rather than with rent, and it is payable whether or not a tenant is in the unit. Pull the actual schedule rather than accepting an estimate.

What vacancy rate should I assume for a Bangkok condo?

My published study applies a 15 percent allowance across the whole Thai dataset. Vacancy in Bangkok is not uniform: the commissioned report records prime luxury vacancy around 4.2 to 5 percent against a city-wide figure. Set the assumption at the building, not at the city.

Does being near a BTS or MRT station raise rental yield?

It raises the rent and it usually raises the asking level with it, which is why the ratio stays flat. What station proximity really buys is tenant depth and resale velocity. Every catchment in my Bangkok scan is transit-anchored.

Which Bangkok corridors have oversupply risk?

Ratchada and Rama 9 carries the weakest five-year resale trend of the six corridors I track, near 1.5 percent a year on the resale side over 2020 to 2025. On Nut and Bang Chak is still clearing a 2018 to 2022 supply wave. The north around Chatuchak and Lat Phrao has a long resale queue.

Are Bangkok rents quoted as asking or achieved?

Asking, taken from public listings and cross-checked across sources where more than one exists. Achieved rent from a signed lease lands below asking. Property managers running active books in a corridor are the practical source for achieved figures, and two of them per corridor is the minimum.

How big are the units behind these Bangkok yield figures?

Validated median unit sizes run 35 to 48 square metres per corridor, from 35.5 in Ratchada and Rama 9 to 48 in Thonglor and Ekkamai. That is investor-grade studio and one-bed stock, and a yield built from it does not transfer to family stock.

Should I use the asking price or total capital deployed in a yield calculation?

Total capital deployed: purchase plus legal fees plus whatever share of transfer costs you carry plus furnishing spend. A yield computed against the sticker figure assumes the sticker figure was the real cost of ownership, and it never is.

Can foreigners buy a Bangkok condo to rent out?

A condominium unit inside the building's 49 percent foreign quota is the direct freehold path for a foreign buyer in Thailand, registered at the Department of Lands. The quota is per building and slots move, so confirm the building's remaining position in writing before any deposit.

Where do these Bangkok yield figures come from?

From a June 2026 pull of 12,097 sale listings, of which 2,092 fell in the eligible band, each with a source URL retained, and a rent-validated cut of 1,072 listings. Median gross and net figures come from the published net yield gap study; area-level gross figures from the commissioned Bangkok report.

Best Places to Live in Hua Hin (2026) Two areas, five percent apart on price, and what separates them for a household

// Short answer

The published evidence for Hua Hin supports two areas: Nong Kae with Khao Takiab, and Hua Hin City. Their median asking prices sit about 5 percent apart, so price does not choose between them. Floor area does. Nong Kae's median building starts at 38 m² against 30 m² in Hua Hin City, and it holds twice as many buildings that reach family size, 12 against 6. This page publishes, for each area, the size the stock starts at, how much family floor area exists, what the evidence behind the figure is worth, and which household it suits. It also says plainly what it does not have: sourced detail on what these areas are like to live in is not yet published on this site, so none is invented here.

Area	Who it suits	Median asking	Typical size	Common fee, monthly
Nong Kae and Khao Takiab	A household that needs rooms	฿4,201,250	from 38 m², 12 of 18 reach 80 m²+	฿1,520 to 2,660, Thailand-wide band
Hua Hin City	A smaller entry, fewer buildings	฿4,001,500	from 30 m², 6 of 9 reach 80 m²+	฿1,200 to 2,100, Thailand-wide band

Asking prices from the building file, sizes as published. The monthly figure is the common-area fee only, at the published rate for the size shown, and it is not the total cost of running a home.

The areas, one by one

Nong Kae and Khao Takiab

This is the larger of the two published areas: 18 of the 28 published buildings in the building file. The file records every one of those 18 buildings under a single tambon, Nong Kae. Khao Takiab is the name the price by area table carries beside it, and no building in the file carries Khao Takiab in its project name, so there is no separate Khao Takiab figure and this data will not produce one. What the area is like to live in, street by street, is something this site has not yet published with a source, and this page does not guess at it. What the file does show is the stock a household would be choosing from, and that is where this area parts from the other one.

Who it suits. A household that needs a second room from the start, or wants more than a handful of family size buildings to choose between. Eight of its 18 published buildings start at 40 m² or more, against 3 of the 9 in Hua Hin City, and 12 reach 80 m² or more at the top of their published range, twice the 6 in Hua Hin City.

What it costs to buy into.

18 published buildings, median asking ฿4,201,250 (building file, and the price by area page). Building medians run ฿1,380,000 to ฿9,000,000, and 9 of the 18 sit under ฿4,000,000. Published sizes run 24.5 m² to 145.1 m², with a median smallest unit of 38 m² and a median top of range of 94.1 m². 12 of the 18 reach 80 m² or more and 7 reach 100 m² or more. Asking prices, not achieved prices.

The drawback.

Two misjudgements, both the buyer's own. The first is reading the area median as if it described the building in front of you, when building medians inside this one tambon run from ฿1,380,000 to ฿9,000,000, and when 5 of the 18 published buildings rest on fewer than ten units each, against 1 of the 9 in Hua Hin City. A thin building figure is not a wrong one, but it earns a thinner conclusion. The second is buying the large unit because this area has more of them, then paying for rooms a two person household does not use. The common area fee is charged per square metre every month, so the extra floor area is a monthly bill and not a one off. Decide the floor area the household uses, then read the building's own fee schedule and sinking fund.

Hua Hin City

The second published area, and the smaller one: 9 of the 28 published buildings. As with Nong Kae, this site has not yet published sourced detail on what Hua Hin City is like to live in, so this row carries the stock and nothing more. Two things in the file matter for a household. First, the name on the building is not the address: 5 of these 9 buildings carry Hua Hin in the project name, and so do 9 of the 18 in Nong Kae, so the words tell you the town and not the tambon. Second, the units are concentrated: the two largest buildings here both start below 30 m² (building file).

Who it suits. One person or a couple who want the smaller entry size and are comfortable choosing from fewer buildings. The median smallest published unit here is 30 m² against 38 m² in Nong Kae, and 5 of the 9 buildings start at 30 m² or less.

What it costs to buy into.

9 published buildings, median asking ฿4,001,500, about 5 percent below Nong Kae's ฿4,201,250 (building file, and the price by area page). The spread is wider than the median suggests: building medians run ฿2,600,000 to ฿11,500,000, and 4 of the 9 sit under ฿4,000,000. Published sizes run 22 m² to 150.3 m², and 6 of the 9 reach 80 m² or more at the top of their range. That is the same two in three share as Nong Kae, from half as many buildings. Asking prices, not achieved prices.

The drawback.

The misjudgement here is reading a nine building area as a market. A median drawn from nine buildings moves when one building changes, and two buildings hold most of the published units, so the stock in this file leans toward compact homes even though family floor area exists in 6 of the 9 buildings. The buyers caught out are the ones who read the lower median as the same home for less, without checking what floor area it buys. Compare two specific buildings at the floor area the household needs, not two medians.

How to decide, in the order that matters

In Hua Hin the two published areas are close on price and apart on size, and that sets the order. The medians are ฿4,201,250 and ฿4,001,500, about 5 percent apart, which is far less than the spread between buildings inside either area. The median smallest published unit is 38 m² in Nong Kae against 30 m² in Hua Hin City. Counted building by building, 8 of the 18 Nong Kae buildings start at 40 m² or more against 3 of the 9 in Hua Hin City.

One result needs reading carefully, because it is easy to overstate. The share of buildings that reach family size is the same in both areas: two in three reach 80 m² or more at the top of their range, 12 of 18 and 6 of 9. What differs is how many there are to choose from. A household that needs 80 m² has 12 published buildings to compare in Nong Kae and 6 in Hua Hin City.

Floor area first, because that is where the two areas genuinely part. If the household needs a second room from day one, the entry size and the count of family size buildings both point at Nong Kae. If it does not, Hua Hin City's smaller entry is the point rather than the compromise.
Then the individual building, which is the far larger variable. Building medians run ฿1,380,000 to ฿9,000,000 inside Nong Kae and ฿2,600,000 to ฿11,500,000 inside Hua Hin City. The 5 percent between the area medians is small beside either range.
Then count what your figure rests on. 5 of the 18 Nong Kae buildings rest on fewer than ten units each, against 1 of the 9 in Hua Hin City. A thinner number earns a thinner conclusion.
Then that building's documents. Fee schedule, sinking fund balance, debt free certificate, and the last set of meeting minutes. The Hua Hin buying costs page explains why the sinking fund is the line most likely to produce an unexpected bill later.
Then the quota position, in writing. A foreigner can hold a condominium unit on freehold title inside the building's 49 percent foreign quota, in their own name. All 28 published buildings showed a quota marker in the September 2026 listing data, which is an observation on one date and not a reserved slot. Make the deposit returnable if the juristic office's letter comes back differently.
Then the price and the monthly cost, as one figure. The one off fees on buying and selling are set out on the buying costs page and what a foreigner can hold on Hua Hin for expats, instead of being repeated here.

Steps two and three are the ones that take a week by hand, and they are the job the Home Shortlist does: every condo inside the budget checked against its own building on price, what a month costs and what size is normal there, then the five homes worth a viewing at a page apiece, then a workbook listing everything inside the budget with a working link beside each row. In Hua Hin its useful trick is a boring one: it compares buildings at the floor area the household needs, so a 5 percent gap between two medians cannot quietly become the decision.

The letting question is a different one, and this page does not answer it. Hua Hin rents have not yet been through the current verification method, so this site publishes no rent figure for Hua Hin anywhere yet. My own two condominium purchases are published in full, deed through to running cost, and both are in Chiang Mai: the first unit I bought in Thailand and the second unit I bought in Thailand.

// Buying somewhere to live?

Every condo in your city and budget, checked against its own building on price, what it costs each month and how easily it sells later. The five worth viewing, with a live listing link on each.

The Home Shortlist — $349

What changes between a two week visit and living here

A visit tests whether you like the town. It does not test the building, and in Hua Hin the building is most of the decision, because the two published areas sit so close on price.

The name you booked under may not be a row in the data. No building in the file carries Khao Takiab in its project name, and Hua Hin appears in the names of buildings in both tambons, 9 of 18 in Nong Kae and 5 of 9 in Hua Hin City. Living here means choosing by the building's tambon and its own documents rather than by the word on the sign.
The charge follows the floorplan, exactly. The common area fee is charged per square metre per month, so it scales with the size of the unit rather than its price, and it is paid every month whether the rooms are used or not. Roughly ฿40 to ฿70 per m² a month is typical across Thailand. At that band a 38 m² unit runs ฿1,520 to ฿2,660 a month and an 80 m² unit ฿3,200 to ฿5,600. A band is for sanity checking a building's own schedule, never for standing in place of it.
Part of the market is outside the published frame. The sale pull was bounded at ฿12,000,000, so nothing above that line appears in any figure on this page. If a shortlist drifts above it, it has drifted out of this evidence base, and that is better discovered at the shortlist than at the deposit.
Seasons and air quality are measured, and already published. Season definitions and per station climate statistics come from the Thai Meteorological Department, and hourly readings by station from the Pollution Control Department at Air4Thai. Both cover the whole year. Your fortnight is one point inside a record that already exists, so use the record, and confirm a station sits near enough to the address to describe it.

What this page answers, and what it deliberately does not

Four questions about Hua Hin are close enough together to get confused, so this site splits them across pages and none of them repeats another.

What does a condominium cost, area by area? That is the price by area page, which publishes the medians with a sample size on every row. This page uses the same two medians and adds what they cannot show on their own.
What does it cost to buy, hold and sell? That is the buying costs page: the transfer fee, the common area fee, the sinking fund and the tax when you sell.
What can a foreigner hold, and how should a live in purchase be framed? That is Hua Hin for expats.
Which area suits which household, and what does each one hold at building level? That is this page. The axes here are the entry floor area, how many buildings reach family size, how much the evidence behind each figure is worth, and who it suits.

No rent figures and no yield figures appear on this page, by design, and for Hua Hin there is a second reason: its rents have not yet been through the current verification method, so none are published anywhere on the site.

One dataset sits behind every number above. The published building file holds 28 buildings, out of 54 buildings that qualified in the September 2026 pull: 18 buildings in Nong Kae, 9 buildings in Hua Hin City, and one building in Hin Lek Fai. Every price is an asking price, not an achieved price, and the sale pull was bounded at ฿12,000,000.

What is not on this page yet, and why

Most writing about where to live in Hua Hin runs to five or six neighbourhoods with a paragraph of character each. This page has two areas and no character paragraphs, and the reasons are coverage rather than judgement.

Living detail. This site has not yet published sourced detail on what Nong Kae, Khao Takiab or Hua Hin City are like to live in. Rather than fill that gap from general impression, the page carries the household argument the data does support, which is floor area, and leaves the rest unsaid until it can be sourced.
Hin Lek Fai. One published building, three units. That is a number, not an area, so it has no row here and no area claim is made from it. The price by area page marks it as a thin sample for the same reason.
The other 26 qualified buildings. They qualified on unit count and were held back on the evidence behind them, so they appear in no figure on this page.
A listing count. The Hua Hin listing rows have not yet been through the duplicate check applied to the other cities, so no Hua Hin listing count is published. Building and unit counts from the published file are used instead.

That is a statement about the coverage of one pull. It is not a statement about any part of Hua Hin, the buildings in it, or anyone selling there. Read it as a warning about your own evidence rather than about the place: if you are buying outside the two areas above, you are buying without comparables from this work, and it is better to know that before the deposit than after.

Frequently Asked Questions

What is the best place to live in Hua Hin?

There is no single answer, only a best fit per household, and on the published evidence there are two candidates. For a household that needs rooms, Nong Kae with Khao Takiab: its median building starts at 38 m² against 30 m² in Hua Hin City, and 12 of its 18 published buildings reach 80 m² or more, against 6 of 9. For one person or a couple who want the smaller entry size, Hua Hin City, at a median asking of 4,001,500 THB against 4,201,250 THB. The two medians are about 5 percent apart, so the decision is floor area and then the individual building, not price.

Is Khao Takiab a good place to live?

This data cannot answer that on its own, and it is better to say so than to guess. Khao Takiab is not a row in the building file: all 18 buildings in that area are recorded under the tambon Nong Kae, and none carries Khao Takiab in its project name, so the Nong Kae figures apply. Those are a median asking of 4,201,250 THB, and a median smallest unit of 38 m². This site has not yet published sourced detail on what the area is like to live in, so the practical step is to choose by building and floor area and judge the street on a visit.

Which part of Hua Hin has family size condos?

Both, in the same proportion, and that is the part most summaries get wrong. Two in three published buildings reach 80 m² or more at the top of their range in each area: 12 of 18 in Nong Kae and 6 of 9 in Hua Hin City. The difference is choice. A household needing 80 m² has twice as many buildings to compare in Nong Kae, and Nong Kae's stock also starts larger, with 8 of 18 buildings starting at 40 m² or more against 3 of 9.

Is Hua Hin City cheaper than Nong Kae?

Slightly, on the median, and not in a way that should decide anything. The median asking is 4,001,500 THB in Hua Hin City against 4,201,250 THB in Nong Kae, about 5 percent lower. Building medians run 2,600,000 to 11,500,000 THB inside Hua Hin City and 1,380,000 to 9,000,000 THB inside Nong Kae, so the choice of building moves the price far more than the choice of area. The lower median also comes with a smaller median entry size, 30 m² against 38 m². These are asking prices, not achieved prices.

Why does this page not describe what each area is like to live in?

Because that detail has not yet been published on this site with a source, and this work does not fill gaps from general impression. The page carries what the data does support, which is how much floor area each area holds and how deep the evidence behind each figure is. Sourced living detail will be added when it exists, and not before.

Does buying a condo in Hua Hin give me a visa?

No. Property ownership and immigration are separate systems in Thailand and should be planned separately. The rules exist and they are published by the Thai Immigration Bureau at immigration.go.th. This work sticks to the property question and points you at the official source for the other one.

Sources

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