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
4J Condo Rama 2
bang-khun-thian13.42%

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?

We pair you with a vetted broker who knows the building, the sub-market, and the foreign-quota status. We don't take commissions from developers; the broker pays us a flat referral.

#	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	J Condo Rama 2	bang-khun-thian	13.42%	+6.32pp	฿1.97M	฿22,000	8/3
5	Estella Residences Ekkamai	Vadhana	13.41%	+6.31pp	฿4.20M	฿46,920	32/17
6	The Niche Citi Ladprao 130	bang-kapi	12.42%	+5.32pp	฿1.51M	฿15,674	7/2
7	The Crest Ruamrudee	Pathum-wan	12.36%	+5.26pp	฿11.65M	฿120,000	2/5
8	Maestro 03 Ratchada-Rama 9	Din-daeng	12.17%	+5.07pp	฿4.14M	฿42,000	4/2
9	Hansar Rajdamri	Pathum-wan	12.00%	+4.90pp	฿10.00M	฿100,000	9/3
10	Garden Place	huai-khwang	11.98%	+4.88pp	฿3.67M	฿36,686	10/3
11	Chamchuri Square Residence	bang-rak	11.39%	+4.29pp	฿8.25M	฿78,336	28/16
12	The Coast Bangkok	Bang-na	11.29%	+4.19pp	฿4.25M	฿40,000	10/8
13	Kirasup Mansion Ville	khan-na-yao	11.27%	+4.17pp	฿1.39M	฿13,073	10/2
14	August Condo Charoenkrung 80	bang-kho-laem	11.26%	+4.16pp	฿1.67M	฿15,674	14/9
15	Ratchada Prestige	Huai Khwang	11.08%	+3.98pp	฿1.35M	฿12,444	28/2
16	Sribumpen Condo Home	Yan-nawa	10.91%	+3.81pp	฿5.50M	฿50,000	3/2
17	The Greenston Thonglor Residence	Vadhana	10.91%	+3.81pp	฿6.05M	฿55,000	3/11
18	The LIVIN Phetkasem	Phasi-charoen	10.85%	+3.75pp	฿1.99M	฿18,000	3/2
19	Villa Rachakhru	phaya-thai	10.83%	+3.73pp	฿7.51M	฿67,796	13/16
20	The Saint Residences	Chatuchak	10.50%	+3.40pp	฿3.20M	฿28,000	9/19
21	Bangkok Horizon Ramkhamhaeng	Bang-kapi	10.47%	+3.37pp	฿2.29M	฿20,000	5/4
22	Equinox	Chatuchak	10.34%	+3.24pp	฿4.12M	฿35,500	5/8
23	Dolce Lasalle	Bang-na	10.23%	+3.13pp	฿2.20M	฿18,750	3/2
24	Dcondo Campus Resort Ratchapruek - Charan 13	phasi-charoen	10.23%	+3.13pp	฿1.76M	฿15,000	11/3
25	Regent Home Wuttakat	chom-thong	10.16%	+3.06pp	฿1.48M	฿12,500	13/21
26	Sense Sukhumvit	Vadhana	10.09%	+2.99pp	฿2.12M	฿17,782	20/14
27	Plum Condo Saphanmai Station	sai-mai	10.06%	+2.96pp	฿1.81M	฿15,164	24/5
28	Aspire Rama 4	Khlong-toei	10.04%	+2.94pp	฿2.39M	฿20,000	16/7
29	The Tree Pattanakarn - Ekkamai	Suan-luang	9.93%	+2.83pp	฿3.44M	฿28,500	8/3
30	Ideo Mobi Bangsue Grand Interchange	bang-sue	9.89%	+2.79pp	฿3.18M	฿26,214	26/23
31	Amaranta Residence	Huai-khwang	9.79%	+2.69pp	฿4.35M	฿35,500	4/2
32	C Ekkamai	Vadhana	9.74%	+2.64pp	฿3.88M	฿31,500	11/12
33	Fortune Condo Town	yan-nawa	9.73%	+2.63pp	฿7.08M	฿57,358	36/20
34	Baan Rajprasong	pathum-wan	9.63%	+2.53pp	฿8.47M	฿68,000	62/19
35	Metro Park Sathorn Phase 2/2	Sathon	9.62%	+2.52pp	฿1.95M	฿15,640	14/3
36	Regent Home Bangna	Bang-na	9.57%	+2.47pp	฿1.41M	฿11,250	2/16
37	Dusit Condominium	Ratchathewi	9.54%	+2.44pp	฿12.39M	฿98,500	3/2
38	Lumpini Ville Ratchaphruek - Bang Waek	Pathum Wan	9.46%	+2.36pp	฿1.26M	฿9,928	31/2
39	Regent Royal Place 1	pathum-wan	9.44%	+2.34pp	฿3.92M	฿30,821	2/26
40	Ratchada City 18	Huai Khwang	9.44%	+2.34pp	฿1.66M	฿13,073	12/8
41	Condo U Ratchayothin	Chatuchak	9.42%	+2.32pp	฿2.10M	฿16,450	2/2
42	Ideo Sathorn - Thaphra	Sathon	9.40%	+2.30pp	฿2.81M	฿22,000	49/34
43	Wyndham Garden Residence	Khlong-toei	9.30%	+2.20pp	฿7.49M	฿58,000	4/2
44	Life @ Ratchada - Suthisan	Huai-khwang	9.14%	+2.04pp	฿4.20M	฿32,000	3/2
45	Thana Arcadia	Bang-phlat	9.11%	+2.01pp	฿2.70M	฿20,500	3/2
46	I CONDO Sukhumvit 103	Bang-na	9.10%	+2.00pp	฿1.55M	฿11,750	5/2
47	Grandio Ladprao-Kaset Nawamin	bueng-kum	9.06%	+1.96pp	฿16.77M	฿126,548	16/12
48	Supalai Park Srinakarin	Prawet	9.01%	+1.91pp	฿2.10M	฿15,776	42/18
49	Lumpini Ville Onnut 46	Suan-luang	8.95%	+1.85pp	฿1.44M	฿10,750	4/2
50	Hasu Haus	Vadhana	8.93%	+1.83pp	฿4.50M	฿33,500	13/5
51	The LIVIN Ramkhamhaeng	Bang-kapi	8.89%	+1.79pp	฿2.70M	฿20,000	6/5
52	Plum Condo Bangkae	bang-khae	8.85%	+1.75pp	฿1.56M	฿11,492	7/3
53	Garden Court	rat-burana	8.80%	+1.70pp	฿2.60M	฿19,091	13/2
54	The Colory Vivid	huai-khwang	8.73%	+1.63pp	฿2.31M	฿16,779	14/6
55	Motif Condo	thon-buri	8.73%	+1.63pp	฿2.58M	฿18,768	12/11
56	Sammakorn Condominium	saphan-sung	8.70%	+1.60pp	฿1.52M	฿11,033	20/2
57	Vento Condo Kaset-Navamin	lat-phrao	8.63%	+1.53pp	฿2.03M	฿14,620	8/2
58	Circle Condominium	Ratchathewi	8.61%	+1.51pp	฿4.60M	฿33,000	25/32
59	Asakan City Ramkhamhaeng	min-buri	8.61%	+1.51pp	฿1.17M	฿8,364	8/2
60	Fuse Sense' Bangkae	bang-khae	8.59%	+1.49pp	฿1.79M	฿12,801	36/10
61	Diamond Ratchada City Plus	Huai Khwang	8.59%	+1.49pp	฿2.63M	฿18,836	7/3
62	Infinite Moff Metro Sky Bangsue Prachachuen	bang-sue	8.55%	+1.45pp	฿2.71M	฿19,329	40/28
63	The Bangkok Narathiwas Ratchanakarint	Sathon	8.55%	+1.45pp	฿4.07M	฿29,000	3/4
64	Anchan Condominium	Prawet	8.51%	+1.41pp	฿1.99M	฿14,110	9/3
65	Ratanakosin Island	bangkok-noi	8.50%	+1.40pp	฿3.53M	฿25,000	14/3
66	Art @ Thonglor 25	Vadhana	8.46%	+1.36pp	฿7.09M	฿50,000	3/5
67	Lumpini Place Rama VIII	Pathum Wan	8.46%	+1.36pp	฿1.94M	฿13,668	26/8
68	Airlink Residence	lat-krabang	8.45%	+1.35pp	฿1.63M	฿11,492	22/7
69	Regent home 18 changwattana - laksi	bang-khen	8.34%	+1.24pp	฿1.58M	฿10,982	11/2
70	Chapter One Modern Dutch Ratburana 33	rat-burana	8.34%	+1.24pp	฿1.83M	฿12,682	26/23
71	The Empire Place	bangkok	8.33%	+1.23pp	฿15.85M	฿110,000	52/3
72	SOCIO Reference 61	Vadhana	8.29%	+1.19pp	฿5.50M	฿38,000	7/2
73	Rye Sukhumvit 101/1	Vadhana	8.27%	+1.17pp	฿1.68M	฿11,560	4/11
74	Condo One Sathorn	Sathon	8.27%	+1.17pp	฿3.03M	฿20,893	12/6
75	Atmoz Palacio Ladprao-Wanghin	lat-phrao	8.26%	+1.16pp	฿2.59M	฿17,816	3/22
76	BRIXTON Pet and Play Sukhumvit 107	Bang-na	8.26%	+1.16pp	฿2.33M	฿16,000	2/3
77	The Unique Sukhumvit 62/1	Phra-khanong	8.25%	+1.15pp	฿8.72M	฿60,000	8/4
78	Magnix Ramintra 21	bang-khen	8.22%	+1.12pp	฿1.83M	฿12,546	6/16
79	Chateau In Town Ratchayothin	din-daeng	8.16%	+1.06pp	฿2.63M	฿17,884	13/15
80	Maestro 02 Ruamrudee	Pathum-wan	8.15%	+1.05pp	฿5.30M	฿36,000	5/2
81	Whizdom The Exclusive	phra-khanong	8.14%	+1.04pp	฿5.10M	฿34,578	13/7
82	The Room Sukhumvit 62	Phra-khanong	8.14%	+1.04pp	฿5.90M	฿40,000	10/7
83	The President Sathorn-Ratchaphruek 3	Phasi-charoen	8.11%	+1.01pp	฿2.66M	฿18,000	7/3
84	Ideo Phaholyothin Chatujak	Phaya-thai	8.11%	+1.01pp	฿3.70M	฿25,000	10/7
85	The Grand Regent	pathum-wan	8.08%	+0.98pp	฿3.10M	฿20,876	2/20
86	Grene Condo Donmuang - Songprapha	don-mueang	8.00%	+0.90pp	฿1.84M	฿12,273	21/12
87	Smart Z Onnuch	lat-krabang	8.00%	+0.90pp	฿1.43M	฿9,520	5/5
88	Supalai Park Ratchayothin	Chatuchak	7.93%	+0.83pp	฿2.80M	฿18,500	5/2
89	IRIS Avenue	lat-krabang	7.91%	+0.81pp	฿1.35M	฿8,891	20/6
90	Chateau In Town Sukhumvit 62/1-2	Phra-khanong	7.87%	+0.77pp	฿2.75M	฿18,000	8/3
91	Baan Chao Praya	Khlong-san	7.86%	+0.76pp	฿8.40M	฿55,000	13/7
92	Lumpini Condotown Romklao - Suvarnabhumi	Pathum Wan	7.82%	+0.72pp	฿1.09M	฿7,105	11/6
93	Centric Scene Ratchavipha	bang-sue	7.79%	+0.69pp	฿3.25M	฿21,080	31/4
94	KnightsBridge Collage Sukhumvit 107	Bang-na	7.77%	+0.67pp	฿2.43M	฿15,750	4/4
95	The Kris Ratchada 17	Huai Khwang	7.77%	+0.67pp	฿3.10M	฿20,060	33/14
96	Smart Condo Rama 2	bang-khun-thian	7.76%	+0.66pp	฿967,000	฿6,256	35/11
97	The Cube Loft Nuanchan	bueng-kum	7.75%	+0.65pp	฿2.20M	฿14,229	11/4
98	Phayathai Plaza	Ratchathewi	7.75%	+0.65pp	฿6.80M	฿43,928	22/9
99	REACH Phahonyothin 52	sai-mai	7.75%	+0.65pp	฿1.62M	฿10,472	15/17
100	Fynn Sukhumvit 31	bangkok	7.72%	+0.62pp	฿16.95M	฿109,000	24/3