Top rental-yield condos in Thailand

Q: 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.

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.

Q: 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.

Q: 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.

Q: 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.

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).

Rental yield by city

#	Condo	Location	Yield	Spread	Avg sale	Avg rent	n
1	Anna condominium Ladprao 130	bang-kapi	14.95%	+7.85pp	฿1.14M	฿14,161	5/4
2	Jomtien Condotel and Village	pattaya	14.69%	+7.59pp	฿2.45M	฿30,000	5/5
3	Sathorn Bridge Tower	sathon	14.24%	+7.14pp	฿3.83M	฿45,475	6/2
4	The Private Condo	san-sai	13.99%	+6.89pp	฿1.21M	฿14,144	2/2
5	Lumpini Ville Sukhumvit 76 - Bearing Station 2	mueang-samut-prakan	13.82%	+6.72pp	฿1.65M	฿19,000	19/18
6	Wing Samui Condo	ko-samui	13.80%	+6.70pp	฿3.55M	฿40,868	11/5
7	Neo Condo	pattaya	13.78%	+6.68pp	฿1.66M	฿19,000	9/17
8	The Sky Sriracha	si-racha	13.70%	+6.60pp	฿2.30M	฿26,250	11/10
9	ECOndo Bangsaray	sattahip	13.69%	+6.59pp	฿3.94M	฿45,000	19/3
10	Anchan Condominium	prawet	13.62%	+6.52pp	฿1.22M	฿13,804	5/3
11	Estella Residences Ekkamai	vadhana	13.57%	+6.47pp	฿4.43M	฿50,048	20/14
12	Porch Land 2 Jomtien Resort	jomtien	13.49%	+6.39pp	฿2.50M	฿28,144	6/28
13	Sunset Boulevard 1	pattaya	13.42%	+6.32pp	฿2.37M	฿26,500	8/6
14	Sea Zen Condominium	sattahip	13.33%	+6.23pp	฿1.35M	฿15,000	4/3
15	Siam Oriental Star condo	pattaya	13.19%	+6.09pp	฿1.82M	฿20,000	6/4
16	Replay Residence & Pool Villa	ko-samui	13.09%	+5.99pp	฿5.73M	฿62,526	6/20
17	Very II Sukhumvit 72	mueang-samut-prakan	13.02%	+5.92pp	฿1.89M	฿20,500	6/2
18	Horizon Residence	ko-samui	12.98%	+5.88pp	฿6.90M	฿74,579	2/8
19	SR Complex	mueang-chiang-mai	12.97%	+5.87pp	฿1.26M	฿13,668	15/20
20	Novana Residence	south-pattaya	12.95%	+5.85pp	฿1.30M	฿14,072	27/14
21	Q Conzept Condominium	mueang-phuket	12.87%	+5.77pp	฿13.20M	฿141,610	6/4
22	Jomtien Thip Condotel	pattaya	12.86%	+5.76pp	฿1.40M	฿15,000	3/9
23	103 Condominium Chiang Mai	saraphi	12.79%	+5.69pp	฿1.25M	฿13,294	20/5
24	D-ECO Wellness Centre	north-pattaya	12.63%	+5.53pp	฿2.19M	฿23,000	11/3
25	Nai Harn Beach‎ Condominium	mueang-phuket	12.60%	+5.50pp	฿4.08M	฿42,840	20/7
26	Trio Gems	pattaya	12.56%	+5.46pp	฿1.29M	฿13,500	11/8
27	The Ocean Pearl	pattaya	12.55%	+5.45pp	฿2.39M	฿25,000	10/7
28	Infiniti Condo	east-pattaya	12.53%	+5.43pp	฿2.03M	฿21,200	17/8
29	Metro Park Sathorn Phase 2/2	sathon	12.45%	+5.35pp	฿1.51M	฿15,640	12/3
30	Dcondo Campus Resort Ratchapruek - Charan 13	phasi-charoen	12.42%	+5.32pp	฿1.74M	฿18,000	8/5
31	Urbana Langsuan	Bangkok	12.42%	+5.32pp	฿6.28M	฿65,000	2/7
32	Emerald Terrace	kathu	12.35%	+5.25pp	฿3.85M	฿39,644	20/3
33	Sense of London	mueang-samut-prakan	12.31%	+5.21pp	฿1.56M	฿16,000	11/4
34	Magnolias Southern California Bangna - KM.7	bang-phli	12.27%	+5.17pp	฿6.84M	฿70,000	2/5
35	Rawai Beach Condominium	mueang-phuket	12.25%	+5.15pp	฿3.00M	฿30,668	15/3
36	Siam Oriental Plaza	pattaya	12.23%	+5.13pp	฿2.60M	฿26,500	5/4
37	Nordic Residence	pattaya	12.20%	+5.10pp	฿4.42M	฿45,000	4/3
38	Nichada Thani	pak-kret	12.17%	+5.07pp	฿7.20M	฿73,000	3/10
39	Baan Suan Lalana	pattaya	12.07%	+4.97pp	฿1.79M	฿18,000	45/32
40	CC Condominium	east-pattaya	12.07%	+4.97pp	฿1.79M	฿18,000	39/17
41	Sunset Boulevard Residence	pattaya	12.05%	+4.95pp	฿2.39M	฿24,000	12/9
42	Nova Mirage	pattaya	12.04%	+4.94pp	฿2.99M	฿30,000	3/10
43	Garden Place	huai-khwang	12.04%	+4.94pp	฿3.64M	฿36,482	7/3
44	Siam Oriental Tropical Garden	pattaya	12.03%	+4.93pp	฿2.00M	฿20,000	30/34
45	Diana Estates	south-pattaya	12.01%	+4.91pp	฿2.40M	฿24,019	16/26
46	The Unique Ratchada 19	huai-khwang	12.00%	+4.90pp	฿1.97M	฿19,703	6/4
47	Mai Khao Beach Condotel	thalang	11.81%	+4.71pp	฿2.59M	฿25,500	20/8
48	UP Ekamai	Bangkok	11.79%	+4.69pp	฿5.60M	฿55,000	4/4
49	Nirvana Beyond@Beach	sattahip	11.79%	+4.69pp	฿8.65M	฿85,000	2/3
50	Atlantis Condo Resort	jomtien	11.77%	+4.67pp	฿2.55M	฿25,000	109/123
51	The Niche Pride Thonglor-Phetchaburi	Bangkok	11.76%	+4.66pp	฿3.57M	฿35,000	4/3
52	Zoom Condo 49	khlong-luang	11.64%	+4.54pp	฿1.34M	฿13,000	3/3
53	Hyde Park Residence 1	pattaya	11.52%	+4.42pp	฿5.00M	฿48,000	3/3
54	Natureza Art	east-pattaya	11.40%	+4.30pp	฿1.77M	฿16,820	33/20
55	Yensabai Condo	south-pattaya	11.39%	+4.29pp	฿1.45M	฿13,756	22/18
56	Unicca	pattaya	11.37%	+4.27pp	฿1.90M	฿18,000	7/5
57	The Bleu Condo Chaweng	ko-samui	11.37%	+4.27pp	฿3.65M	฿34,561	6/6
58	Ratchada City 18	huai-khwang	11.32%	+4.22pp	฿1.63M	฿15,334	17/11
59	Vivere By Very Condo	mueang-samut-prakan	11.30%	+4.20pp	฿2.39M	฿22,500	9/6
60	Very III Sukhumvit 72	mueang-samut-prakan	11.27%	+4.17pp	฿1.97M	฿18,500	2/2
61	Diamond Suites Resort Condominium	pattaya	11.21%	+4.11pp	฿1.98M	฿18,500	13/18
62	The Bloom Sukhumvit 71	Bangkok	11.20%	+4.10pp	฿4.50M	฿42,000	2/5
63	Wongamat Privacy	pattaya	11.17%	+4.07pp	฿2.90M	฿27,000	27/29
64	Lumpini Condotown Romklao - Suvarnabhumi	pathum-wan	11.16%	+4.06pp	฿1.07M	฿10,000	10/5
65	Arcadia Beach Resort	south-pattaya	11.11%	+4.01pp	฿2.16M	฿20,000	53/68
66	Regent Home Wuttakat	chom-thong	11.08%	+3.98pp	฿1.33M	฿12,240	20/20
67	Siam Oriental Twins	pathum-wan	11.08%	+3.98pp	฿2.65M	฿24,500	19/14
68	Chateau Dale Thabali Condo	pattaya	11.08%	+3.98pp	฿3.79M	฿35,000	11/8
69	The Crest Santora	hua-hin	11.08%	+3.98pp	฿6.64M	฿61,302	20/9
70	Art on the Hill	pattaya	11.04%	+3.94pp	฿1.63M	฿15,000	7/9
71	Maestro 01 Sathorn-Yenakat	Bangkok	10.97%	+3.87pp	฿9.30M	฿85,000	5/5
72	Arom Jomtien	pattaya	10.94%	+3.84pp	฿8.50M	฿77,500	158/2
73	Beach Side Luxury Residence	ko-samui	10.93%	+3.83pp	฿9.38M	฿85,476	4/2
74	The Zea Sriracha	si-racha	10.91%	+3.81pp	฿2.75M	฿25,000	11/25
75	The Twin Tower Jomtien	pattaya	10.91%	+3.81pp	฿2.20M	฿20,000	17/34
76	Beachfront Jomtien Residence	jomtien	10.89%	+3.79pp	฿4.96M	฿45,000	3/5
77	Grene Chaengwattana	pak-kret	10.88%	+3.78pp	฿1.99M	฿18,000	12/18
78	Diamond Ratchada City Plus	huai-khwang	10.80%	+3.70pp	฿2.67M	฿24,004	4/2
79	Club Royal	north-pattaya	10.79%	+3.69pp	฿2.22M	฿20,000	64/41
80	Ease Rama 2	bang-khun-thian	10.78%	+3.68pp	฿1.40M	฿12,529	10/2
81	The Sea Condo	mueang-krabi	10.77%	+3.67pp	฿2.92M	฿26,163	3/2
82	Sansara Hua Hin	hua-hin	10.77%	+3.67pp	฿8.84M	฿79,356	10/6
83	Lumpini Seaview Jomtien	pattaya	10.73%	+3.63pp	฿1.79M	฿16,000	63/17
84	Angket Condominium	pattaya	10.70%	+3.60pp	฿1.57M	฿14,000	6/18
85	Serenity Wongamat	north-pattaya	10.67%	+3.57pp	฿2.25M	฿20,000	45/35
86	Paradise Residence 2	jomtien	10.66%	+3.56pp	฿3.33M	฿29,596	7/2
87	Jomtien Plaza Residence	jomtien	10.64%	+3.54pp	฿4.39M	฿38,927	30/24
88	Baan Rajprasong	pathum-wan	10.62%	+3.52pp	฿6.72M	฿59,432	27/22
89	Vay Pothisan II	pattaya	10.56%	+3.46pp	฿1.62M	฿14,250	4/2
90	Garden Court	rat-burana	10.56%	+3.46pp	฿2.53M	฿22,236	9/5
91	Regent Royal Place 1	pathum-wan	10.56%	+3.46pp	฿3.79M	฿33,388	2/20
92	The Ozone Condominium	thalang	10.54%	+3.44pp	฿5.76M	฿50,558	20/10
93	August Condo Charoenkrung 80	bang-kho-laem	10.47%	+3.37pp	฿1.74M	฿15,164	12/7
94	Siam Penthouse 3	pattaya	10.46%	+3.36pp	฿4.59M	฿40,000	13/8
95	The Nigh Condo Pinklao-Charan	bang-kruai	10.41%	+3.31pp	฿2.08M	฿18,000	6/2
96	Siam Oriental Elegance	pattaya	10.38%	+3.28pp	฿1.85M	฿16,000	3/3
97	Lumpini Condo Town North Pattaya - Sukhumvit	pattaya	10.36%	+3.26pp	฿1.39M	฿12,000	39/7
98	New Nordic VIP 3	pratumnak	10.36%	+3.26pp	฿1.45M	฿12,512	29/13
99	Pattaya Plaza Condotel	pattaya	10.33%	+3.23pp	฿1.22M	฿10,500	21/4
100	Spanish Place	south-pattaya	10.31%	+3.21pp	฿950,000	฿8,160	12/6

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.

Frequently asked questions

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.

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.

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.

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