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 Pattaya (2026) Four names, two catchments, and what each one holds for a household

// Short answer

Three of the four names below sit inside one tambon, Nong Prue, and the fourth is Na Kluea with Wongamat. That is what the published evidence here supports: two catchments, not eight. So this page does the thing the names cannot do on their own. For each one it publishes the entry floor area, how many buildings actually reach family size, what the evidence behind the name is worth, and which household it suits. Every number says which catchment it belongs to, because three of these names do not have one of their own.

Area	Who it suits	Median asking	Typical size	Common fee, monthly
Jomtien (inside Nong Prue tambon)	The widest choice of buildings	฿4,067,797 (Nong Prue)	from 30 m² at the median	฿1,200 to 2,100
Pratumnak Hill (inside Nong Prue tambon)	A building already chosen	not published for the name	21 to 191.6 m² (Nong Prue)	฿1,200 to 2,100
Central Pattaya and the unnamed rest of Nong Prue	Depth, and real comparables	฿4,067,797 (Nong Prue)	from 30 m², 18 of 37 reach 80 m²+	฿1,200 to 2,100
Na Kluea and Wongamat	A household that needs rooms	฿6,490,394	from 57.5 m² at the median	฿2,300 to 4,000

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

Jomtien (inside Nong Prue tambon)

Jomtien is the name in the most enquiries and it is not a row in the data. My Jomtien and Pratumnak page counts it exactly: of the 242 named buildings in the Nong Prue listing pull, 30 carry Jomtien in the project name, accounting for 774 listings, and 205 of the 242 carry no locality word at all. In the rent-validated building file, 4 of the 37 published Nong Prue buildings carry the name. A project name is a name, not a coordinate. What a household can rely on here is the catchment underneath it, and that catchment is the deep one.

Who it suits. One person or a couple who want the widest choice of buildings in Pattaya and will build the shortlist from the buildings rather than from the word in the project name.

What it costs to buy into.

There is no Jomtien median on this site and there is not going to be one, because 30 buildings carrying a marketing word cannot be separated from the 205 that carry none. The figure that governs this stock is the catchment's: ฿4,067,797 median asking across the 37 published Nong Prue buildings, 1,886 units (building file), and 18 of those 37 buildings have a median asking under ฿4,000,000. Labelled as Nong Prue's, because that is whose it is. Asking prices, not achieved prices.

The drawback.

The published Nong Prue stock starts small: 29 of the 37 buildings have a smallest published unit under 40 m², and the median smallest unit across the catchment is 30 m². So the easiest purchase to make here is a small one, and the buyers who regret it are the ones who bought the locality word at the entry size the budget reached, then needed a second room eighteen months later. Decide the floor area the household uses before you decide which name is on the building.

Pratumnak Hill (inside Nong Prue tambon)

Pratumnak Hill sits inside Nong Prue too, and it is the thinnest name on this page by evidence. Seven of the 242 named buildings in the Nong Prue pull carry Pratumnak in the project name, and none of the 37 buildings in the rent-validated file carries it (building file, checked row by row). My own page states the consequence plainly: seven buildings is not a sample, so there is no Pratumnak median here and none in the paid file either. If a source shows you one, the question to ask is which field separated it from the rest of the tambon.

Who it suits. A household that has already decided on a specific building and wants the catchment arithmetic behind it, rather than one still choosing between areas. This is a building decision, not an area decision, and the evidence base says so.

What it costs to buy into.

No name-level figure is published and none should be inferred. The catchment number applies: ฿4,067,797 median asking, 37 published buildings, 1,886 units, with published unit sizes running 21 m² to 191.6 m² (building file). That range is the point. A 30 m² unit in a building whose stock runs to 70 m² is a different home with a different neighbour mix, priced off the same brochure, as the catchment ranking sets out.

The drawback.

The misjudgement here is buying the name with the thinnest published evidence and then expecting area level comparables to exist for it. They do not, in this dataset, and no amount of confidence in the write-up changes that. The buyers who get caught are the ones who treated a hill as a market, skipped the building's own documents because the area felt settled, and met the building's fee schedule and sinking fund balance after the deposit rather than before. Read the building.

Central Pattaya and the unnamed rest of Nong Prue

This is where five buildings in six actually sit. 205 of the 242 named buildings in the Nong Prue pull carry no locality word at all, and my catchment ranking records that a good deal of what gets called Central Pattaya falls inside this same tambon. Eight of the 37 published buildings carry Pattaya itself in the project name. For a household this is the depth end of the city: the median published building here holds 45 rent validated units against 12 in the other catchment (building file), which means comparable units inside the same building rather than a guess drawn across an area.

Who it suits. A household that wants alternatives. Depth is what lets you compare two layouts in one building, and one building against a genuinely similar one, instead of accepting the only thing available in a postcode.

What it costs to buy into.

Same catchment figure, ฿4,067,797 median asking across 37 published buildings, and the spread is the useful part: building medians run ฿1,375,000 to ฿8,894,737, and 18 of the 37 sit under ฿4,000,000 (building file). 18 of the 37 reach 80 m² or more at the top of their published range and 13 reach 100 m² or more, so family floor area does exist in this catchment. It is just not what the entry stock is made of.

The drawback.

Depth cuts both ways, and the buyer's own shortcut is the problem rather than the choice. The regret belongs to the buyers who used price as a filter instead of reading buildings, because a cheap entry does not predict a well run building and the two questions are unrelated. The other version of it is buying the biggest unit the budget allowed for a two person household, because the common area fee is charged on registered square metres and is paid every month whether the rooms are used or not. Buy the square metres the household uses, then read the building's own fee schedule.

Na Kluea and Wongamat

The second catchment, and the only one with published living detail of its own. My Na Kluea and Wongamat page publishes that the tambon runs north from Pattaya Bay with Wongamat Beach along its southern edge, that Wongamat sits on the quieter northern beach with a shorter run into central Pattaya than most of Jomtien, and that the stock along it skews newer and larger. Of the 56 named buildings in this pull, 18 carry Wongamat in the project name and 2 carry Naklua. In the validated file, 6 of the 14 published buildings carry Wongamat and 2 carry Naklua, the highest name to evidence hit rate of any name on this page.

Who it suits. A household that needs rooms. This is the one clear household finding on the page: the median smallest published unit here is 57.5 m² against 30 m² in Nong Prue, and 9 of the 14 published buildings have a smallest unit of 50 m² or more against 6 of 37 in the other catchment.

What it costs to buy into.

14 published buildings, 347 units, median asking ฿6,490,394, roughly 60 percent above the Nong Prue median for the median validated building (building file, and the catchment ranking). Published sizes run 22 m² to 145.8 m², with a median top of range of 85.55 m² and 9 of the 14 reaching 80 m² or more. Only 4 of the 14 have a median asking under ฿4,000,000. The wider listing population tells a different story from the validated cut and both are published on the price by area page, so read that before treating the 60 percent as the whole market.

The drawback.

Two misjudgements, both the buyer's own. The first is buying a beachfront view and then never using the beach, which is the most expensive unused amenity on this page, because the same money in the other catchment buys more rooms. The second is buying in the catchment with the thinner published evidence without noticing: the median published building here rests on 12 validated units against 45 in Nong Prue, and 4 of the 14 rest on fewer than ten units each, which my own page names on the row rather than hiding in a footnote. On top of that, a seafront building carries a heavier maintenance schedule by construction, which shows up in the fee and the sinking fund. Get the building's own schedule and fund balance in writing before the offer.

How to decide, in the order that matters

Pattaya is decided at building level or it is not decided at all, and the published evidence says so twice. The first time is in the names. A marketing word is not a coordinate: of the 242 named buildings in the Nong Prue pull, 30 carry Jomtien, 7 carry Pratumnak and 205 carry no locality word whatsoever, and not one of the 37 rent validated buildings in the file carries Pratumnak at all. The second time is in the floor area, where the two catchments invert. The median smallest published unit is 30 m² in Nong Prue against 57.5 m² in Na Kluea with Wongamat, and counted building by building it is 9 of the 14 northern buildings starting at 50 m² or more against 6 of the 37 southern ones.

So this sequence is not the usual one. It opens by taking the name off the table.

Drop the name and find the catchment. Whatever the brochure calls it, ask which tambon the building physically stands in, because the tambon is the finest split this work publishes a figure for, and there are two of them.
Entry floor area second, because that is where the two catchments genuinely part. Thirty square metres against 57.5 at the median smallest unit. If the household needs rooms, that one line has already chosen the catchment and the names inside it are decoration.
Then the individual building, which is the far larger variable. Inside Nong Prue alone the published building medians run ฿1,375,000 to ฿8,894,737 and the published sizes run 21 m² to 191.6 m². One tambon holds both a compact studio market and a 191 m² one, priced off the same coastline.
Then count what your figure rests on. The median published building in Nong Prue carries 45 rent validated units. In Na Kluea with Wongamat it carries 12, and 4 of the 14 buildings there rest on fewer than ten units each. A thinner number is not a wrong number. It earns a thinner conclusion.
Then that building's documents. Fee schedule, sinking fund balance, debt free certificate, and the last set of meeting minutes. A seafront building carries a heavier maintenance schedule by construction, so this step weighs more in the northern catchment rather than less.
Then the quota position, in writing. A foreigner can hold a condominium unit on freehold title inside the share of a building's floor area open to foreign ownership. All 51 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. Eighteen of the 37 Nong Prue buildings publish a median under ฿4,000,000 against 4 of the 14 in the north, and the running cost arithmetic is set out in full on Pattaya for expats instead of being repeated here.

Steps three and four are the ones that take a week by hand, and they are the job the Home Shortlist does: the areas in a brief set side by side on what a square metre costs, how old the buildings are, what a month runs to 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. $349, delivered in five days, with a twenty minute call to walk through it and a full refund if you stop it before research begins. Here its useful trick is a boring one: it builds the list out of buildings, so a name that turns out to sit on 7 of 242 of them cannot quietly become an area.

The letting question is a different one and it lives on the catchment ranking, with the rent evidence and the sample sizes attached to it. The owner's own two condominium purchases are published on this site in full, deed through to running cost: Galae Thong and Rajapruek.

// 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 fortnight in Pattaya is spent inside exactly the inventory this file removes before it publishes anything. Short stay and serviced listings are stripped out before a building qualifies, and this market carries more of that stock than any other in the series, which is a large part of why 96 of the 147 qualified buildings were cut on rent evidence. The visit is a real experience of the city. It is not a preview of the building.

The name you booked under is not a row in the data. A visitor arrives in Jomtien or on Pratumnak because that is what the booking said. The file counts 205 of 242 named buildings carrying no locality word at all, and the 7 carrying Pratumnak did not produce a single rent validated building. Living here means choosing by a building's own documents rather than by the word printed in front of them.
Who else is in the building during the months you are. Composition is a building level question here more than anywhere else in this work, and it has a plain version: ask the juristic office what share of the units are let by the night, and ask it before the deposit rather than after the first month.
The seafront is a maintenance position, not only a view. Salt air, beachfront landscaping and larger shared plant are the published reasons a seafront schedule sits above an inland one. A guest sees the pool deck. An owner pays to resurface it.
The charge follows the floorplan, exactly. The common area charge is levied per square metre per month by the juristic person, so double the floor area and it doubles. The national band is roughly ฿40 to ฿70 for each square metre per month, and the modelling published for this city sits inside it at about 40 in Nong Prue and 50 in Na Kluea. Modelling is for sanity checking a building's own schedule against, never for standing in place of it.
Part of what a visitor admires is outside the published frame. The sale pull was bounded at ฿12,000,000, so the upper end of the northern catchment does not appear in any figure on this page. If a shortlist drifts above that line 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

Three questions about Pattaya are close enough together to get confused, so this site splits them across three pages and none of them repeats another.

What does it cost to live in, and should you rent or own? That is Pattaya for expats, which publishes the monthly holding cost and the one year rent versus own comparison with sample sizes attached. This page does not restate either.
Which catchment lets best and resells? That is the catchment ranking, built on rent evidence, and the price by area page for the wider listing population. This page does not restate those either.
Which name 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 name is actually worth, and who it suits. Where the three pages touch, I link rather than repeat.

No rent figures and no yield figures appear on this page, by design. Those belong on the letting pages and they are published there with their sample sizes.

One dataset sits behind every number above and each figure says which catchment it belongs to. The published building file holds 51 rent validated buildings and 2,233 units in two tambons, 37 buildings and 1,886 units in Nong Prue and 14 buildings and 347 units in Na Kluea with Wongamat, out of 147 that qualified on unit count and 320 named buildings in the wider September 2026 pull. Every price is an asking price, not an achieved price, and the sale pull was bounded at ฿12,000,000, so the top of the northern catchment sits outside the frame entirely. Three of the four names on this page have no figure of their own, and the page says so on every row rather than inventing one.

The names that are not rows, and why

Pattaya is usually written up with five or eight neighbourhoods. This work publishes two catchments, and the reason is coverage rather than judgement. In the September 2026 pull, Bang Lamung, Huai Yai, Takhian Tia, Pong and Bang Saray produced no building that cleared rent validation, and Nong Pla Lai and Sattahip returned three to four listings each across the whole pull, which is a count and not a market. So no figure is published for any of them.

That is a statement about how many independent places a figure could be cross checked in my pull. It is not a statement about those districts, the buildings in them, 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 catchments above, you are buying without comparables, and it is better to know that before the deposit than after. If a page shows you a Pattaya figure for an area outside the two catchments above, that figure did not come from this work.

Frequently Asked Questions

What is the best place to live in Pattaya?

There is no single answer, only a best fit per household, and in Pattaya the honest version has two candidates rather than eight. For a household that needs rooms, Na Kluea with Wongamat is the answer on the published evidence: the median smallest published unit there is 57.5 m² against 30 m² in Nong Prue, and 9 of its 14 published buildings have a smallest unit of 50 m² or more. For one person or a couple who want the widest choice of buildings, Nong Prue, which holds 37 of the 51 published buildings and 1,886 of the 2,233 units, at a median asking of 4,067,797 THB against 6,490,394 THB. Jomtien, Pratumnak and much of Central Pattaya all sit inside Nong Prue and share its figures.

Is Jomtien a good place to live in Pattaya?

Jomtien is a name rather than a row in this data, and that matters for the decision. Of the 242 named buildings in the Nong Prue listing pull, 30 carry Jomtien in the project name and 205 carry no locality word at all, so there is no Jomtien median here and there is not going to be one. What can be said is that the catchment it sits in is the deep one: 37 published buildings, 1,886 units, a median asking of 4,067,797 THB, and a median published building holding 45 rent validated units. It starts small, though. 29 of those 37 buildings have a smallest published unit under 40 m². Choose the floor area first, then the building, then the name.

Should I live in Jomtien or Pratumnak?

On this evidence that is the wrong comparison to spend time on, because both sit inside Nong Prue tambon and neither has a figure of its own. Thirty buildings in the pull carry Jomtien in the project name, seven carry Pratumnak, and none of the 37 rent validated buildings carries Pratumnak at all. The comparison that does change the outcome is between two specific buildings: published building medians inside this one tambon run from 1,375,000 to 8,894,737 THB and published sizes from 21 m² to 191.6 m². Two buildings a few hundred metres apart can sit at opposite ends of that. Decide between buildings, not between names.

Which part of Pattaya has family size apartments?

Na Kluea with Wongamat, on the published file, and the gap is larger than a catchment median suggests. The median smallest published unit there is 57.5 m² against 30 m² in Nong Prue, 9 of its 14 published buildings have a smallest unit of 50 m² or more, and 9 of 14 reach 80 m² or more at the top of their range. Family floor area exists in Nong Prue too, with 18 of its 37 buildings reaching 80 m² or more and 13 reaching 100 m² or more, but it is not what the entry stock there is made of. The trade is evidence depth: the median published Na Kluea building rests on 12 rent validated units against 45 in Nong Prue.

Is Na Kluea or Wongamat better to live in?

They are one catchment in this data and Wongamat is the named part of it. Na Kluea tambon runs north from Pattaya Bay with Wongamat Beach along its southern edge, and Wongamat sits on the quieter northern beach with a shorter run into central Pattaya than most of Jomtien, with stock that skews newer and larger. Eighteen of the 56 named buildings in the pull carry Wongamat and 6 of the 14 published buildings do, which is the strongest name to evidence hit rate on the page. No separate median is published for Wongamat, so the catchment figure applies: 14 buildings, 347 units, median asking 6,490,394 THB.

Why does this site only publish two areas for Pattaya?

Because that is what the evidence cleared. The September 2026 pull held 320 named buildings, 147 qualified on unit count, and 51 survived cross source rent checking, all in two tambons. Bang Lamung, Huai Yai, Takhian Tia, Pong and Bang Saray produced no building that cleared validation, and Nong Pla Lai and Sattahip returned three to four listings each. That is a statement about the coverage of one pull, not about those districts or anyone selling there. The practical consequence for a buyer is simple: outside the two catchments you are buying without comparables, and it is better to know that before the deposit.

Does buying a condo in Pattaya 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

Related research

Best Places to Live in Pattaya (2026) Four names, two catchments, and what each one holds for a household

The areas, one by one

Jomtien (inside Nong Prue tambon)

Pratumnak Hill (inside Nong Prue tambon)

Central Pattaya and the unnamed rest of Nong Prue

Na Kluea and Wongamat

How to decide, in the order that matters

What changes between a two week visit and living here

What this page answers, and what it deliberately does not

The names that are not rows, and why

Frequently Asked Questions

Legal Disclaimer & Policies