Bangkok Long-Term Condo Rental Rates

For this comparison, “long-term” always means the same product: a self-contained Bangkok condominium offered on a minimum 12-month lease. Three-to-six-month stays, daily and weekly rentals, hotels, serviced apartments, houses, villas and townhouses are kept separate.

There is a terminology wrinkle. Bangkok’s rental market routinely calls a one-year lease long-term, while Thailand’s 2025 controlled-contract notification classifies residential leases of up to three years as short-term for that regulation. Those labels serve different purposes and should not be confused.

Even with the same term, two monthly rents may describe very different homes. Floor area, furnishing, appliances, parking and charges outside the rent all affect the real budget. The comparison therefore starts with area, bedroom count and a 12-month term, then moves to the unit-specific conditions.

The 27 September 2026 comparison contains 151 unique listings with a minimum 12-month lease. Each district-by-bedroom group contains 8 to 13 condos. That is enough for a useful search benchmark, but not enough to claim a census of the Bangkok rental market.

One-bedroom rents already show a wide location gap. Bang Na has a THB 12k median, a middle range of THB 12–15k and a median size of 33 sq m. Sathon is THB 30k, THB 22–35k and 43 sq m. A single citywide average would hide most of that difference.

Two-bedroom spreads are wider. Chatuchak shows a THB 21k median with a THB 17–26k middle band at about 50 sq m. Khlong Toei is THB 50k, THB 41–56k and 55 sq m. Pathum Wan reaches a THB 70k median, but its middle range is unusually broad at roughly THB 39–101k and its median unit is 82 sq m.

Price per square metre helps separate a genuinely expensive space from a simply large apartment. Sathon two-bedrooms have a THB 56k monthly median but a 109 sq m median size, giving roughly THB 500/sq m. Khlong Toei’s monthly median is slightly lower at THB 50k, yet the typical unit is only 55 sq m and about THB 774/sq m.

Most district medians barely move when each building is first given equal weight. One-bedroom Pathum Wan is the exception: its raw median is THB 21.5k, while the building-balanced figure is about THB 25k, a difference of roughly 16%. That tells you this particular number is more influenced by a few projects with multiple listings.

For a broad sense check, FazWaz was showing a Bangkok condo-rental median of about THB 27.9k and THB 633/sq m during the same period. Its portal aggregate uses a different mix of listings and does not fully expose duplicate or lease-term treatment, so it is useful context rather than a replacement for the narrower comparison here.

As of 27 September 2026: 151 unique listings with a minimum 12-month lease. Each cell shows the middle 50% of asking rents; n is the number of condos. These are not min–max ranges or executed lease prices.

“Fully furnished” is not a standard package. One condo may list a washing machine, refrigerator, microwave, television and water heater, while another provides far less. For the tenant, the missing items can become a real purchase after move-in.

Building charges and parking also vary. Some Bang Na offers explicitly include the common-area fee and one parking space, while other listings identify internet as an extra. Electricity, water, internet, cleaning and pet-related charges should not be treated as included simply because the card is silent.

Two THB 30,000 apartments become genuinely comparable only when the lease, furnishing and services are clear. An unknown charge is better left unknown than silently turned into zero.

Advance rent and a security deposit do different jobs. Advance rent is credited to a defined rental period; the deposit is held as security and returned under the lease terms, subject to permitted deductions. A separate booking payment, if requested before signing, also needs its own purpose and refund terms.

A common structure in 12-month listings is two months’ security deposit plus one month of advance rent. At THB 30,000 a month, that means THB 90,000 due before or around move-in, before any separate reservation or utility-related payment. It is a frequent pattern, not a universal rule.

Thailand’s updated controlled residential lease regime took effect on 4 September 2025. Tilleke & Gibbins explains that it applies to lessors or operators with at least three residential units; for covered monthly-paid contracts, advance rent and security deposit together are capped at three months’ rent. Utility charging is also regulated.

A private owner letting a single condo should not automatically be treated as that kind of leasing business. Where the lessor’s status is unclear, the contracting party needs to be identified before drawing a legal conclusion about the deposit or utility charges.

An asking rent is simply what the owner or agent is advertising now. It does not reveal the amount in a signed lease, any negotiated discount or how long the condo actually took to rent. A listing disappearing from a portal is not proof that it let at the displayed price.

Listing volume is not the same as the number of vacant units. One condo can be advertised by several agents across several platforms, and even after obvious duplicates are removed, a large development with many available homes can influence a district median more than a small building.

A portal median is therefore not a transaction index. Without the signed lease, the achieved rent, final allocation of extra charges and negotiated concessions remain unknown. These figures are useful for setting a search budget, not for proving actual rent or occupancy in a specific building.