How is gross rental yield calculated?

Gross yield = (12 × median monthly rent ÷ median sale price) × 100%, computed per condo building. Only buildings with at least 2 sale and 2 rent listings are included. Listings priced in USD on hipflat are converted to THB before aggregation, and any yield above 25% is dropped as a likely price-parse error.

Why does my favourite condo not show up here?

Two reasons. (1) The building doesn't have enough matched sale + rent listings yet — we need at least 2 of each on the same building. (2) The yield landed above 25% or the sale price below ฿500,000, which we filter as a likely outlier. Coverage will widen as we accumulate more weekly snapshots.

Is the yield net of CAM fees and tax?

No — this is a pre-tax, pre-vacancy gross figure. Net yield in Thailand is typically 1.5–3 percentage points lower after CAM (common area fees), sinking fund top-ups, the 15% withholding on rent for foreign owners, vacancy, and management commission. Each individual condo report shows a Cost of Ownership panel that estimates the net step-down.

How current are these numbers?

Listings are refreshed daily for Bangkok and weekly across the full Thailand sweep. Yields are recomputed after each ingest cycle, and the BOT MRR benchmark refreshes daily where the source publishes daily.

Top rental-yield condos in Thailand

Q: What is the 'Spread vs MRR' column?

Spread = gross yield minus the current Bank of Thailand Minimum Retail Rate (MRR). A positive spread means the rental income alone covers more than the mortgage interest a Thai bank would charge that day. As of the latest BOT update, MRR is 7.10%. A yield of 6% therefore implies a +-1.10pp spread.

Ranked by gross rental yield (12 × monthly rent ÷ sale price). Only condos with at least 2 sale and 2 rent listings are included; obvious price-parse outliers (yield > 25%, sale < ฿500k) are filtered. Spread is yield minus the current Thai MRR 7.10% (BOT, 2025-07).

1Castle Suite Apartment
Sathon14.94%+7.84pp
Sale ฿5.09M· Rent ฿63,308/mo· n=4/5
2Calypso Garden Residences
Phuket-town14.87%+7.77pp
Sale ฿5.85M· Rent ฿72,500/mo· n=6/6
3Kata Ocean View Condominium
Phuket-town14.77%+7.67pp
Sale ฿4.88M· Rent ฿60,000/mo· n=34/7
4Cassia Phuket
Thalang

Gross yield = (12 × average monthly rent) ÷ average sale price. It is a pre-tax, pre-vacancy figure. Real net yield is typically 1.5–3pp lower after vacancy, maintenance, CAM fees, and management. A positive spread vs. MRR means the rental income alone covers more than the mortgage interest a Thai bank would charge today.

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#	Condo	Location	Yield	Spread	Avg sale	Avg rent	n
1	Castle Suite Apartment	Sathon	14.94%	+7.84pp	฿5.09M	฿63,308	4/5
2	Calypso Garden Residences	Phuket-town	14.87%	+7.77pp	฿5.85M	฿72,500	6/6
3	Kata Ocean View Condominium	Phuket-town	14.77%	+7.67pp	฿4.88M	฿60,000	34/7
4	Cassia Phuket	Thalang	14.72%	+7.62pp	฿6.93M	฿85,000	31/31
5	Palm Springs Residence	south-pattaya	14.70%	+7.60pp	฿4.45M	฿54,500	5/2
6	Jomtien Condotel and Village	Pattaya	14.69%	+7.59pp	฿2.45M	฿30,000	3/3
7	The Private Condo	san-sai	14.60%	+7.50pp	฿1.18M	฿14,310	2/2
8	Green Tower	khlong-toei	14.57%	+7.47pp	฿2.08M	฿25,309	8/2
9	The Unique Ratchada 19	Huai Khwang	14.46%	+7.36pp	฿2.04M	฿24,582	7/2
10	Ocean Breeze Resort & Suites	thalang	14.18%	+7.08pp	฿5.50M	฿65,000	13/25
11	Diana Estates	south-pattaya	14.15%	+7.05pp	฿2.21M	฿26,112	10/20
12	The Aristo Condo 1	Thalang	13.85%	+6.75pp	฿3.90M	฿45,000	21/4
13	Siam Oriental Star condo	Pattaya	13.68%	+6.58pp	฿2.37M	฿27,000	13/8
14	The Nai Thon Condominium	Thalang	13.62%	+6.52pp	฿3.52M	฿40,000	4/4
15	Novana Residence	south-pattaya	13.42%	+6.32pp	฿1.51M	฿16,852	28/8
16	J Condo Rama 2	bang-khun-thian	13.42%	+6.32pp	฿1.97M	฿22,000	8/3
17	Estella Residences Ekkamai	Vadhana	13.41%	+6.31pp	฿4.20M	฿46,920	32/17
18	Baan Ploentalay	Cha-am	13.37%	+6.27pp	฿3.50M	฿39,000	2/5
19	Arcadia Beach Resort	south-pattaya	13.33%	+6.23pp	฿1.80M	฿20,000	81/48
20	Spanish Place	south-pattaya	13.29%	+6.19pp	฿751,910	฿8,330	18/7
21	Lumpini Ville Sukhumvit 76 - Bearing Station 2	Mueang-samut-prakan	13.29%	+6.19pp	฿1.58M	฿17,500	15/12
22	The Nice Condotel	Thalang	13.07%	+5.97pp	฿2.29M	฿25,000	4/7
23	Wing Samui Condo	ko-samui	12.93%	+5.83pp	฿3.71M	฿40,000	25/9
24	Infiniti Condo	east-pattaya	12.80%	+5.70pp	฿5.44M	฿58,000	33/14
25	Nai Harn Beach‎ Condominium	mueang-phuket	12.79%	+5.69pp	฿4.22M	฿45,000	46/17
26	The Charm Residence	Kathu	12.75%	+5.65pp	฿9.60M	฿101,997	2/2
27	CC Condominium	east-pattaya	12.74%	+5.64pp	฿1.79M	฿19,003	43/14
28	Stasia Residences Sriracha	Si-racha	12.68%	+5.58pp	฿1.94M	฿20,500	2/2
29	Casa Dang Hua Hin	Hua-hin	12.60%	+5.50pp	฿19.05M	฿200,000	2/2
30	Bhukitta Airport Condominium	Thalang	12.57%	+5.47pp	฿1.91M	฿20,000	2/7
31	Galare Thong Tower Chiang Mai	Mueang-chiang-mai	12.55%	+5.45pp	฿1.77M	฿18,500	16/10
32	The Gallery Condominium	Mueang-samut-prakan	12.47%	+5.37pp	฿2.40M	฿25,000	4/5
33	The Niche Citi Ladprao 130	bang-kapi	12.42%	+5.32pp	฿1.51M	฿15,674	7/2
34	SR Complex	mueang-chiang-mai	12.39%	+5.29pp	฿1.45M	฿15,000	32/11
35	The Crest Ruamrudee	Pathum-wan	12.36%	+5.26pp	฿11.65M	฿120,000	2/5
36	Whispering Palms Suites	Koh-samui	12.35%	+5.25pp	฿3.40M	฿35,000	7/2
37	Q Conzept Condominium	mueang-phuket	12.29%	+5.19pp	฿13.93M	฿142,655	12/8
38	Le Chamonix	Mueang-chiang-mai	12.29%	+5.19pp	฿2.10M	฿21,500	10/4
39	The Sea Condo	mueang-krabi	12.18%	+5.08pp	฿2.95M	฿30,000	5/5
40	Maestro 03 Ratchada-Rama 9	Din-daeng	12.17%	+5.07pp	฿4.14M	฿42,000	4/2
41	The Kris Condotel Patong	Kathu	12.16%	+5.06pp	฿2.37M	฿24,000	16/2
42	Siam Oriental Twins	Pathum Wan	12.12%	+5.02pp	฿2.74M	฿27,719	30/6
43	Thepthip Mansion	Pattaya	12.09%	+4.99pp	฿1.29M	฿13,000	6/7
44	Mai Khao Beach Condotel	thalang	12.07%	+4.97pp	฿2.60M	฿26,146	51/14
45	Unicca	Pattaya	12.06%	+4.96pp	฿1.99M	฿20,000	5/3
46	The Palm Wongamat Beach	north-pattaya	12.02%	+4.92pp	฿4.49M	฿45,000	93/256
47	Energy Seaside City - Hua Hin	Cha-am	12.00%	+4.90pp	฿2.50M	฿25,000	35/2
48	Sunset Boulevard 1	Pattaya	12.00%	+4.90pp	฿4.50M	฿45,000	3/5
49	Hansar Rajdamri	Pathum-wan	12.00%	+4.90pp	฿10.00M	฿100,000	9/3
50	Garden Place	huai-khwang	11.98%	+4.88pp	฿3.67M	฿36,686	10/3
51	Marina Golden Bay	Pattaya	11.90%	+4.80pp	฿5.54M	฿55,000	25/3
52	Nice Suites II Sanambinnam	Mueang-nonthaburi	11.86%	+4.76pp	฿1.29M	฿12,750	3/2
53	Naiharn Sea Condominium	Phuket-town	11.83%	+4.73pp	฿3.55M	฿35,000	6/3
54	Tropical Seaview Residence	ko-samui	11.81%	+4.71pp	฿8.23M	฿80,988	3/6
55	Wyndham Jomtien Pattaya	Pattaya	11.62%	+4.52pp	฿5.06M	฿49,000	47/19
56	Rawai Beach Condominium	mueang-phuket	11.54%	+4.44pp	฿3.26M	฿31,348	28/9
57	Siam Oriental Tropical Garden	Pattaya	11.52%	+4.42pp	฿1.88M	฿18,000	22/23
58	Silver Beach	north-pattaya	11.48%	+4.38pp	฿12.54M	฿120,000	17/3
59	Diamond Suites Resort Condominium	Pattaya	11.46%	+4.36pp	฿1.99M	฿19,000	24/19
60	Rawai Condominium	Phuket-town	11.44%	+4.34pp	฿3.77M	฿36,000	6/4
61	Chamchuri Square Residence	bang-rak	11.39%	+4.29pp	฿8.25M	฿78,336	28/16
62	Porch Land 2 Jomtien Resort	jomtien	11.35%	+4.25pp	฿3.02M	฿28,603	12/14
63	The Coast Bangkok	Bang-na	11.29%	+4.19pp	฿4.25M	฿40,000	10/8
64	Kirasup Mansion Ville	khan-na-yao	11.27%	+4.17pp	฿1.39M	฿13,073	10/2
65	August Condo Charoenkrung 80	bang-kho-laem	11.26%	+4.16pp	฿1.67M	฿15,674	14/9
66	S Condo Chiang Mai	Mueang-chiang-mai	11.21%	+4.11pp	฿2.67M	฿25,000	2/5
67	Mantra Beach Condominium	Klaeng	11.16%	+4.06pp	฿1.99M	฿18,500	25/2
68	Aristo 2	Thalang	11.15%	+4.05pp	฿4.84M	฿45,000	8/10
69	Very III Sukhumvit 72	Mueang-samut-prakan	11.13%	+4.03pp	฿2.00M	฿18,500	2/2
70	Ratchada Prestige	Huai Khwang	11.08%	+3.98pp	฿1.35M	฿12,444	28/2
71	Yensabai Condo	south-pattaya	11.04%	+3.94pp	฿1.63M	฿15,000	15/15
72	Nichada Thani	Pak-kret	11.02%	+3.92pp	฿9.80M	฿90,000	5/11
73	Babylon Sky Garden	Phuket-town	11.00%	+3.90pp	฿4.80M	฿44,000	5/11
74	Skypark Celeste Laguna	Thalang	11.00%	+3.90pp	฿6.00M	฿55,000	11/6
75	Calypso Condominium	mueang-phuket	10.96%	+3.86pp	฿5.82M	฿53,174	20/4
76	Plum Condo Bangyai Station	Bang-bua-thong	10.96%	+3.86pp	฿1.09M	฿10,000	38/7
77	Beach Side Luxury Residence	ko-samui	10.93%	+3.83pp	฿9.50M	฿86,513	4/2
78	Siam Penthouse 3	Pattaya	10.93%	+3.83pp	฿4.39M	฿40,000	14/3
79	Jomtien Beach Condominium	Pattaya	10.93%	+3.83pp	฿1.65M	฿15,000	84/53
80	The Greenston Thonglor Residence	Vadhana	10.91%	+3.81pp	฿6.05M	฿55,000	3/11
81	Sribumpen Condo Home	Yan-nawa	10.91%	+3.81pp	฿5.50M	฿50,000	3/2
82	The Gallery Bearing	Mueang-samut-prakan	10.91%	+3.81pp	฿2.20M	฿20,000	17/19
83	The Spring Loft	mueang-chiang-mai	10.90%	+3.80pp	฿3.08M	฿28,000	22/47
84	The Unity Patong	Kathu	10.87%	+3.77pp	฿8.90M	฿80,650	7/6
85	The LIVIN Phetkasem	Phasi-charoen	10.85%	+3.75pp	฿1.99M	฿18,000	3/2
86	Hillside Payap condominium 7	Mueang-chiang-mai	10.83%	+3.73pp	฿2.00M	฿18,000	2/5
87	Villa Rachakhru	phaya-thai	10.83%	+3.73pp	฿7.51M	฿67,796	13/16
88	Beachfront Jomtien Residence	jomtien	10.78%	+3.68pp	฿5.12M	฿46,011	5/4
89	Beverly Mountain Bay Pattaya	Pattaya	10.78%	+3.68pp	฿4.23M	฿38,000	14/28
90	The Bleu Condo Chaweng	ko-samui	10.77%	+3.67pp	฿3.68M	฿33,048	10/13
91	Emerald Terrace	kathu	10.77%	+3.67pp	฿3.79M	฿34,000	37/12
92	Pearl of Naithon	Thalang	10.68%	+3.58pp	฿17.98M	฿160,000	6/3
93	New Nordic Suites 5	Pattaya	10.67%	+3.57pp	฿1.35M	฿12,000	2/3
94	The Nigh Condo Pinklao - Charan	Bang-kruai	10.67%	+3.57pp	฿2.02M	฿18,000	6/2
95	Replay Residence & Pool Villa	ko-samui	10.61%	+3.51pp	฿5.50M	฿48,614	13/34
96	The Privilege Residences Patong	Kathu	10.60%	+3.50pp	฿11.00M	฿97,200	7/15
97	La Royale Beach	Pattaya	10.59%	+3.49pp	฿10.20M	฿90,000	16/12
98	KM Beach Pranburi	pran-buri	10.57%	+3.47pp	฿4.64M	฿40,859	3/2
99	The jigsaw condominium 2	Mueang-chiang-mai	10.53%	+3.43pp	฿2.85M	฿25,000	2/2
100	Royal Kamala Phuket	Kathu	10.50%	+3.40pp	฿4.00M	฿35,000	2/17