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
2Green Tower
khlong-toei14.57%+7.47pp
Sale ฿2.08M· Rent ฿25,309/mo· n=8/2
3The Unique Ratchada 19
Huai Khwang14.46%+7.36pp
Sale ฿2.04M· Rent ฿24,582/mo· n=7/2
4Jomtien Beach Condo
Pattaya14.29%

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.

Pick one of these and want a deeper read?

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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	Green Tower	khlong-toei	14.57%	+7.47pp	฿2.08M	฿25,309	8/2
3	The Unique Ratchada 19	Huai Khwang	14.46%	+7.36pp	฿2.04M	฿24,582	7/2
4	Jomtien Beach Condo	Pattaya	14.29%	+7.19pp	฿1.59M	฿19,000	4/4
5	J Condo Rama 2	bang-khun-thian	13.42%	+6.32pp	฿1.97M	฿22,000	8/3
6	Estella Residences Ekkamai	Vadhana	13.41%	+6.31pp	฿4.20M	฿46,920	32/17
7	Baan Piam Mongkhon	Pattaya	13.18%	+6.08pp	฿8.20M	฿90,000	4/3
8	Beverly Mountain Bay Pattaya	Pattaya	12.57%	+5.47pp	฿4.77M	฿50,000	83/9
9	The Niche Citi Ladprao 130	bang-kapi	12.42%	+5.32pp	฿1.51M	฿15,674	7/2
10	The Crest Ruamrudee	Pathum-wan	12.36%	+5.26pp	฿11.65M	฿120,000	2/5
11	Maestro 03 Ratchada-Rama 9	Din-daeng	12.17%	+5.07pp	฿4.14M	฿42,000	4/2
12	Garden Place	huai-khwang	12.04%	+4.94pp	฿3.64M	฿36,482	11/3
13	Hansar Rajdamri	Pathum-wan	12.00%	+4.90pp	฿10.00M	฿100,000	9/3
14	The Twin Tower The Grand Jomtien Pattaya	Pattaya	11.84%	+4.74pp	฿2.23M	฿22,000	99/21
15	Chapter Charoennakhorn-Riverside	khlong-san	11.78%	+4.68pp	฿6.90M	฿67,762	71/27
16	Chamchuri Square Residence	bang-rak	11.39%	+4.29pp	฿8.25M	฿78,336	28/16
17	The Coast Bangkok	Bang-na	11.29%	+4.19pp	฿4.25M	฿40,000	10/8
18	Kirasup Mansion Ville	khan-na-yao	11.27%	+4.17pp	฿1.39M	฿13,073	10/2
19	August Condo Charoenkrung 80	bang-kho-laem	11.26%	+4.16pp	฿1.67M	฿15,674	14/9
20	CC Condominium 1	Pattaya	11.20%	+4.10pp	฿1.82M	฿17,000	6/5
21	Arom Wongamat, Chon Buri (Pattaya)	bangkok	11.15%	+4.05pp	฿20.45M	฿190,000	29/2
22	Ratchada Prestige	Huai Khwang	11.08%	+3.98pp	฿1.35M	฿12,444	28/2
23	BaanMae Bibury	Pattaya	10.98%	+3.88pp	฿17.49M	฿160,000	2/2
24	The Greenston Thonglor Residence	Vadhana	10.91%	+3.81pp	฿6.05M	฿55,000	3/11
25	Sribumpen Condo Home	Yan-nawa	10.91%	+3.81pp	฿5.50M	฿50,000	3/2
26	The LIVIN Phetkasem	Phasi-charoen	10.85%	+3.75pp	฿1.99M	฿18,000	3/2
27	Villa Rachakhru	phaya-thai	10.83%	+3.73pp	฿7.51M	฿67,796	13/17
28	Baan Mae Bibury Phase 2	Pattaya	10.65%	+3.55pp	฿16.90M	฿150,000	5/2
29	Park Beach Condominium	Pattaya	10.65%	+3.55pp	฿6.20M	฿55,000	5/9
30	The Saint Residences	Chatuchak	10.50%	+3.40pp	฿3.20M	฿28,000	9/19
31	Bangkok Horizon Ramkhamhaeng	Bang-kapi	10.47%	+3.37pp	฿2.29M	฿20,000	5/4
32	Equinox	Chatuchak	10.34%	+3.24pp	฿4.12M	฿35,500	5/8
33	Regent Home Wuttakat	chom-thong	10.30%	+3.20pp	฿1.46M	฿12,512	13/21
34	Dolce Lasalle	Bang-na	10.23%	+3.13pp	฿2.20M	฿18,750	3/2
35	Dcondo Campus Resort Ratchapruek - Charan 13	phasi-charoen	10.23%	+3.13pp	฿1.76M	฿15,000	11/3
36	Baan Pattaya 5	Pattaya	10.21%	+3.11pp	฿9.70M	฿82,500	5/4
37	Sense Sukhumvit	Vadhana	10.09%	+2.99pp	฿2.12M	฿17,782	20/14
38	Plum Condo Saphanmai Station	sai-mai	10.06%	+2.96pp	฿1.81M	฿15,164	24/5
39	Aspire Rama 4	Khlong-toei	10.04%	+2.94pp	฿2.39M	฿20,000	16/7
40	The Tree Pattanakarn - Ekkamai	Suan-luang	9.93%	+2.83pp	฿3.44M	฿28,500	8/3
41	Baan Chalita 2	Pattaya	9.88%	+2.78pp	฿3.65M	฿30,000	2/7
42	Amaranta Residence	Huai-khwang	9.79%	+2.69pp	฿4.35M	฿35,500	4/2
43	C Ekkamai	Vadhana	9.74%	+2.64pp	฿3.88M	฿31,500	11/12
44	Fortune Condo Town	yan-nawa	9.73%	+2.63pp	฿7.08M	฿57,358	36/20
45	Nirun Grand Ville	Pattaya	9.72%	+2.62pp	฿975,000	฿7,900	8/2
46	Baan Rajprasong	pathum-wan	9.63%	+2.53pp	฿8.47M	฿68,000	62/19
47	Metro Park Sathorn Phase 2/2	Sathon	9.62%	+2.52pp	฿1.95M	฿15,640	14/3
48	Regent Home Bangna	Bang-na	9.57%	+2.47pp	฿1.41M	฿11,250	2/16
49	Dusit Condominium	Ratchathewi	9.54%	+2.44pp	฿12.39M	฿98,500	3/2
50	D-ECO Wellness Centre	Pattaya	9.49%	+2.39pp	฿2.40M	฿19,000	27/2
51	Panalee Banna Village	Pattaya	9.47%	+2.37pp	฿9.50M	฿75,000	3/3
52	Lumpini Ville Ratchaphruek - Bang Waek	Pathum Wan	9.46%	+2.36pp	฿1.26M	฿9,928	31/2
53	Ratchada City 18	Huai Khwang	9.44%	+2.34pp	฿1.66M	฿13,073	12/8
54	Regent Royal Place 1	pathum-wan	9.44%	+2.34pp	฿3.92M	฿30,821	2/26
55	Condo U Ratchayothin	Chatuchak	9.42%	+2.32pp	฿2.10M	฿16,450	2/2
56	Ideo Sathorn - Thaphra	Sathon	9.40%	+2.30pp	฿2.81M	฿22,000	49/34
57	Wyndham Garden Residence	Khlong-toei	9.30%	+2.20pp	฿7.49M	฿58,000	4/2
58	Phutara	Pattaya	9.29%	+2.19pp	฿31.00M	฿240,000	5/8
59	Panalee 1	Pattaya	9.23%	+2.13pp	฿10.07M	฿77,500	30/2
60	U Delight@Talat Phlu Station	thon-buri	9.19%	+2.09pp	฿2.45M	฿18,768	50/13
61	Life @ Ratchada - Suthisan	Huai-khwang	9.14%	+2.04pp	฿4.20M	฿32,000	3/2
62	Thana Arcadia	Bang-phlat	9.11%	+2.01pp	฿2.70M	฿20,500	3/2
63	Horizon By Patta	Pattaya	9.11%	+2.01pp	฿11.53M	฿87,500	24/8
64	Park Royal 2	Pattaya	9.11%	+2.01pp	฿1.98M	฿15,000	2/5
65	Royal Hill Resort	Pattaya	9.11%	+2.01pp	฿5.14M	฿39,000	2/4
66	Angket Condominium	Pattaya	9.11%	+2.01pp	฿1.58M	฿12,000	6/3
67	I CONDO Sukhumvit 103	Bang-na	9.10%	+2.00pp	฿1.55M	฿11,750	5/2
68	Grandio Ladprao-Kaset Nawamin	bueng-kum	9.06%	+1.96pp	฿16.77M	฿126,548	16/12
69	Supalai Park Srinakarin	Prawet	9.01%	+1.91pp	฿2.10M	฿15,776	42/18
70	Villa Asiatic	Pattaya	8.96%	+1.86pp	฿6.70M	฿50,000	6/4
71	Lumpini Ville Onnut 46	Suan-luang	8.95%	+1.85pp	฿1.44M	฿10,750	4/2
72	Hasu Haus	Vadhana	8.93%	+1.83pp	฿4.50M	฿33,500	13/5
73	The Cube Loft Nuanchan	bueng-kum	8.90%	+1.80pp	฿2.18M	฿16,150	11/2
74	The LIVIN Ramkhamhaeng	Bang-kapi	8.89%	+1.79pp	฿2.70M	฿20,000	6/5
75	Plum Condo Bangkae	bang-khae	8.85%	+1.75pp	฿1.56M	฿11,492	7/3
76	Siam Oriental Tropical Garden	Pattaya	8.82%	+1.72pp	฿2.45M	฿18,000	5/10
77	Suksabai Villa	Pattaya	8.80%	+1.70pp	฿15.00M	฿110,000	3/4
78	Garden Court	rat-burana	8.80%	+1.70pp	฿2.60M	฿19,091	13/2
79	Motif Condo	thon-buri	8.73%	+1.63pp	฿2.58M	฿18,768	12/11
80	The Colory Vivid	huai-khwang	8.71%	+1.61pp	฿2.30M	฿16,677	14/6
81	Sammakorn Condominium	saphan-sung	8.70%	+1.60pp	฿1.52M	฿11,033	20/2
82	Treetops Pattaya	Pattaya	8.67%	+1.57pp	฿1.70M	฿12,250	20/8
83	Vento Condo Kaset-Navamin	lat-phrao	8.63%	+1.53pp	฿2.03M	฿14,620	8/2
84	Circle Condominium	Ratchathewi	8.61%	+1.51pp	฿4.60M	฿33,000	25/32
85	Asakan City Ramkhamhaeng	min-buri	8.61%	+1.51pp	฿1.17M	฿8,364	8/2
86	Diamond Ratchada City Plus	Huai Khwang	8.59%	+1.49pp	฿2.63M	฿18,836	7/3
87	Fuse Sense' Bangkae	bang-khae	8.59%	+1.49pp	฿1.79M	฿12,801	36/10
88	The Bangkok Narathiwas Ratchanakarint	Sathon	8.55%	+1.45pp	฿4.07M	฿29,000	3/4
89	Infinite Moff Metro Sky Bangsue Prachachuen	bang-sue	8.55%	+1.45pp	฿2.71M	฿19,329	40/28
90	Anchan Condominium	Prawet	8.51%	+1.41pp	฿1.99M	฿14,110	9/3
91	Ratanakosin Island	bangkok-noi	8.50%	+1.40pp	฿3.53M	฿25,000	14/3
92	Art @ Thonglor 25	Vadhana	8.46%	+1.36pp	฿7.09M	฿50,000	3/5
93	Trio Gems	Pattaya	8.46%	+1.36pp	฿1.49M	฿10,500	4/2
94	Airlink Residence	lat-krabang	8.45%	+1.35pp	฿1.63M	฿11,492	22/7
95	Life in the Garden Rongpo - Motorway	Pattaya	8.40%	+1.30pp	฿5.00M	฿35,000	5/3
96	SP Village 4	Pattaya	8.37%	+1.27pp	฿4.30M	฿30,000	2/3
97	Chapter One Modern Dutch Ratburana 33	rat-burana	8.34%	+1.24pp	฿1.83M	฿12,682	26/23
98	Regent home 18 changwattana - laksi	bang-khen	8.34%	+1.24pp	฿1.58M	฿10,982	11/2
99	Park Royal 3	Pattaya	8.32%	+1.22pp	฿4.40M	฿30,500	4/2
100	Larelana Villa	Pattaya	8.31%	+1.21pp	฿12.99M	฿90,000	13/2