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).

1Jomtien Condotel and Village
Pattaya14.69%+7.59pp
Sale ฿2.45M· Rent ฿30,000/mo· n=3/3
2Arcadia Beach Resort
Pattaya12.18%+5.08pp
Sale ฿1.97M· Rent ฿20,000/mo· n=56/34
3The Hampton Sriracha
si-racha12.15%+5.05pp
Sale ฿4.11M· Rent ฿41,650/mo· n=39/25
4Unicca
Pattaya12.06%

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	Jomtien Condotel and Village	Pattaya	14.69%	+7.59pp	฿2.45M	฿30,000	3/3
2	Arcadia Beach Resort	Pattaya	12.18%	+5.08pp	฿1.97M	฿20,000	56/34
3	The Hampton Sriracha	si-racha	12.15%	+5.05pp	฿4.11M	฿41,650	39/25
4	Unicca	Pattaya	12.06%	+4.96pp	฿1.99M	฿20,000	8/3
5	Executive Residence III	Pattaya	12.01%	+4.91pp	฿4.50M	฿45,000	6/5
6	Sunset Boulevard 1	Pattaya	12.00%	+4.90pp	฿4.50M	฿45,000	3/5
7	Park Royal 2	Pattaya	11.95%	+4.85pp	฿2.26M	฿22,500	7/8
8	View Talay 8	Pattaya	11.72%	+4.62pp	฿3.58M	฿35,000	22/16
9	Stasia Residences Sriracha	Si-racha	11.54%	+4.44pp	฿2.60M	฿25,000	3/4
10	Wyndham Jomtien Pattaya	Pattaya	11.52%	+4.42pp	฿5.10M	฿49,000	131/35
11	Diamond Suites Resort Condominium	Pattaya	11.40%	+4.30pp	฿2.00M	฿19,000	25/19
12	Natureza Art	Pattaya	11.06%	+3.96pp	฿1.79M	฿16,500	5/8
13	Dusit Grand Park	Pattaya	10.94%	+3.84pp	฿2.58M	฿23,500	77/50
14	Siam Penthouse 3	Pattaya	10.93%	+3.83pp	฿4.39M	฿40,000	20/3
15	Jomtien Beach Condominium	Pattaya	10.91%	+3.81pp	฿1.65M	฿15,000	95/54
16	New Nordic Suites 5	Pattaya	10.67%	+3.57pp	฿1.35M	฿12,000	2/4
17	The Twin Tower Jomtien	Pattaya	10.56%	+3.46pp	฿2.50M	฿22,000	32/29
18	Beverly Mountain Bay Pattaya	Pattaya	10.37%	+3.27pp	฿4.40M	฿38,000	30/48
19	D-ECO Wellness Centre	Pattaya	10.23%	+3.13pp	฿1.88M	฿16,000	2/2
20	The Empire Tower	Pattaya	10.16%	+3.06pp	฿2.95M	฿25,000	68/80
21	knightsbridge the ocean sriracha	si-racha	10.11%	+3.01pp	฿3.10M	฿26,112	77/85
22	Panya Resort	Si-racha	10.03%	+2.93pp	฿3.59M	฿30,000	8/2
23	Nirun Grand Ville	Pattaya	9.98%	+2.88pp	฿950,000	฿7,900	13/2
24	Casa Espana	Pattaya	9.88%	+2.78pp	฿1.58M	฿13,000	2/6
25	Siam Oriental Elegance 2	Pattaya	9.85%	+2.75pp	฿3.04M	฿25,000	14/9
26	New Nordic VIP 3	Pattaya	9.66%	+2.56pp	฿1.49M	฿12,000	7/11
27	New Nordic VIP 4	Pattaya	9.66%	+2.56pp	฿1.49M	฿12,000	5/4
28	Suntara Residence Sriracha	si-racha	9.63%	+2.53pp	฿3.12M	฿25,000	2/27
29	Center Condotel	Pattaya	9.62%	+2.52pp	฿2.50M	฿20,000	3/10
30	Neo Condo	Pattaya	9.54%	+2.44pp	฿2.39M	฿19,000	13/26
31	La Royale Beach	Pattaya	9.49%	+2.39pp	฿10.75M	฿85,000	20/15
32	Sriracha bay view condominium	si-racha	9.24%	+2.14pp	฿2.60M	฿20,000	5/8
33	Sombat Condoview	Pattaya	9.23%	+2.13pp	฿1.95M	฿15,000	16/3
34	Supalai Vista Sri Racha-Laemchabang Port Intersection	si-racha	9.21%	+2.11pp	฿2.61M	฿20,000	11/3
35	panchalae boutique residences	Pattaya	9.16%	+2.06pp	฿5.50M	฿42,000	5/54
36	Jada Beach	Pattaya	9.11%	+2.01pp	฿2.70M	฿20,500	14/4
37	Serenity Wongamat	Pattaya	9.09%	+1.99pp	฿2.64M	฿20,000	24/30
38	Siam Oriental Tropical Garden	Pattaya	9.09%	+1.99pp	฿2.38M	฿18,000	42/24
39	Ladda Plaus	Si-racha	9.00%	+1.90pp	฿3.00M	฿22,500	9/12
40	Siam Oriental Garden 2	Pattaya	8.96%	+1.86pp	฿1.88M	฿14,000	3/3
41	Baan Suan Lalana	Pattaya	8.95%	+1.85pp	฿2.95M	฿22,000	49/24
42	Marina Golden Bay	Pattaya	8.93%	+1.83pp	฿7.39M	฿55,000	45/6
43	Centric Sea	Pattaya	8.89%	+1.79pp	฿3.38M	฿25,000	92/89
44	Kieng Talay Condo	Pattaya	8.83%	+1.73pp	฿2.65M	฿19,500	6/8
45	The Axis	Pattaya	8.82%	+1.72pp	฿3.60M	฿26,500	16/62
46	Trio Gems	Pattaya	8.69%	+1.59pp	฿1.45M	฿10,500	11/2
47	The Base Central Pattaya	Pattaya	8.57%	+1.47pp	฿3.50M	฿25,000	135/78
48	Gardenia Pattaya	Pattaya	8.47%	+1.37pp	฿8.50M	฿60,000	31/30
49	Pattaya Plaza Condotel	Pattaya	8.45%	+1.35pp	฿1.42M	฿10,000	14/2
50	Siam Oriental Dream	Pattaya	8.38%	+1.28pp	฿2.65M	฿18,500	16/2
51	Keen Sriracha	Si-racha	8.36%	+1.26pp	฿3.59M	฿25,000	13/122
52	Nova Mirage	Pattaya	8.34%	+1.24pp	฿3.60M	฿25,000	8/33
53	Park Lane Jomtien Resort	Pattaya	8.34%	+1.24pp	฿1.69M	฿11,750	31/12
54	Royal Hill Resort	Pattaya	8.33%	+1.23pp	฿5.47M	฿38,000	30/30
55	Acqua	Pattaya	8.29%	+1.19pp	฿2.68M	฿18,500	30/26
56	Lumpini Seaview Jomtien	Pattaya	8.23%	+1.13pp	฿1.75M	฿12,000	50/9
57	The Mountain Eakmongkol	Pattaya	8.23%	+1.13pp	฿1.75M	฿12,000	3/6
58	Dusit Grand Condo View	Pattaya	8.16%	+1.06pp	฿3.67M	฿25,000	108/37
59	Pattaya Condotel Chain	Pattaya	8.13%	+1.03pp	฿1.55M	฿10,500	9/2
60	View Talay Condo 7	Pattaya	8.12%	+1.02pp	฿3.99M	฿27,000	82/43
61	Water's Edge	sattahip	8.09%	+0.99pp	฿4.45M	฿30,000	28/9
62	Lumpini Ville Naklua - Wongamat	Pattaya	8.04%	+0.94pp	฿1.79M	฿12,000	77/42
63	Platinum Suites condominiums	Pattaya	8.00%	+0.90pp	฿2.40M	฿16,000	12/5
64	Laguna Bay 2	Pattaya	7.86%	+0.76pp	฿2.10M	฿13,750	11/4
65	Laguna Beach Resort 3 - The Maldives	Pattaya	7.85%	+0.75pp	฿1.84M	฿12,000	104/60
66	Majestic Jomtien	Pattaya	7.85%	+0.75pp	฿1.68M	฿11,000	10/9
67	City Garden Tropicana	Pattaya	7.83%	+0.73pp	฿2.30M	฿15,000	43/21
68	View Talay Residence 4	Pattaya	7.80%	+0.70pp	฿4.30M	฿28,000	7/5
69	Rimhad Jomtien Condominium	Pattaya	7.77%	+0.67pp	฿1.39M	฿9,000	15/11
70	Siam Oriental Elegance	Pattaya	7.68%	+0.58pp	฿2.50M	฿16,000	3/5
71	Serenity Residence Jomtien	Pattaya	7.66%	+0.56pp	฿10.50M	฿67,000	20/20
72	Wongamat Privacy	Pattaya	7.65%	+0.55pp	฿3.29M	฿21,000	20/29
73	Nordic Residence	Pattaya	7.64%	+0.54pp	฿5.50M	฿35,000	9/9
74	Thepthip Mansion	Pattaya	7.63%	+0.53pp	฿2.04M	฿13,000	8/7
75	Hyde Park Residence 2	Pattaya	7.62%	+0.52pp	฿3.15M	฿20,000	4/22
76	New Nordic trend 6	Pattaya	7.62%	+0.52pp	฿2.36M	฿15,000	6/3
77	Art on the Hill	Pattaya	7.54%	+0.44pp	฿1.75M	฿11,000	13/6
78	Sunrise Beach Resort and Residence	sattahip	7.52%	+0.42pp	฿5.75M	฿36,000	19/30
79	Atlantis Condo Resort	Pattaya	7.52%	+0.42pp	฿3.99M	฿25,000	62/89
80	Jomtien Beach Paradise Village	Pattaya	7.52%	+0.42pp	฿3.75M	฿23,500	28/6
81	Wongamat Garden Beach	Pattaya	7.50%	+0.40pp	฿4.80M	฿30,000	30/19
82	Treetops Pattaya	Pattaya	7.50%	+0.40pp	฿2.40M	฿15,000	21/13
83	Aurora Pratumnak	Pattaya	7.49%	+0.39pp	฿3.04M	฿19,000	30/12
84	Sea Saran Condominium	sattahip	7.47%	+0.37pp	฿4.50M	฿28,000	75/17
85	The Park Jomtien	Pattaya	7.38%	+0.28pp	฿6.50M	฿40,000	5/27
86	Golden Coast	si-racha	7.36%	+0.26pp	฿4.07M	฿25,000	22/8
87	The Riviera Monaco	Pattaya	7.36%	+0.26pp	฿4.40M	฿27,000	170/195
88	Rama Harbour View Condo	si-racha	7.31%	+0.21pp	฿5.75M	฿35,000	37/32
89	Supalai Mare	Pattaya	7.25%	+0.15pp	฿2.65M	฿16,000	74/51
90	The Urban Attitude Pattaya	Pattaya	7.20%	+0.10pp	฿2.50M	฿15,000	8/11
91	Nova Ocean View	Pattaya	7.20%	+0.10pp	฿5.00M	฿30,000	13/9
92	A.D. Bangsaray Lake & Resort	Sattahip	7.19%	+0.09pp	฿1.49M	฿8,900	4/4
93	Veranda Residence Pattaya	Sattahip	7.18%	+0.08pp	฿5.85M	฿35,000	52/82
94	Yuu siracha	Si-racha	7.16%	+0.06pp	฿5.70M	฿34,000	4/10
95	Jomtien Thip Condotel	Pattaya	7.15%	+0.05pp	฿2.60M	฿15,500	3/10
96	Laguna Beach Resort	Pattaya	7.14%	+0.04pp	฿2.10M	฿12,500	32/30
97	Laguna Beach Resort 2	Pattaya	7.14%	+0.04pp	฿2.19M	฿13,000	69/32
98	Dusit Grand Park 2	Pattaya	7.12%	+0.02pp	฿3.20M	฿19,000	77/41
99	S1 Park Condominium	mueang-chon-buri	7.11%	+0.01pp	฿969,884	฿5,749	7/4
100	Vay Pothisan	Pattaya	7.10%	+0.00pp	฿1.69M	฿10,000	8/12