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).

1Calypso Garden Residences
Phuket-town14.87%+7.77pp
Sale ฿5.85M· Rent ฿72,500/mo· n=6/6
2Kata Ocean View Condominium
Phuket-town14.77%+7.67pp
Sale ฿4.88M· Rent ฿60,000/mo· n=34/7
3Cassia Phuket
Thalang14.72%+7.62pp
Sale ฿6.93M· Rent ฿85,000/mo· n=31/31
4Ocean Breeze Resort & Suites
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.

Pick one of these and want a deeper read?

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#	Condo	Location	Yield	Spread	Avg sale	Avg rent	n
1	Calypso Garden Residences	Phuket-town	14.87%	+7.77pp	฿5.85M	฿72,500	6/6
2	Kata Ocean View Condominium	Phuket-town	14.77%	+7.67pp	฿4.88M	฿60,000	34/7
3	Cassia Phuket	Thalang	14.72%	+7.62pp	฿6.93M	฿85,000	31/31
4	Ocean Breeze Resort & Suites	thalang	14.18%	+7.08pp	฿5.50M	฿65,000	13/25
5	The Aristo Condo 1	Thalang	13.85%	+6.75pp	฿3.90M	฿45,000	21/4
6	The Nai Thon Condominium	Thalang	13.62%	+6.52pp	฿3.52M	฿40,000	4/4
7	The Nice Condotel	Thalang	13.07%	+5.97pp	฿2.29M	฿25,000	4/7
8	Nai Harn Beach‎ Condominium	mueang-phuket	12.79%	+5.69pp	฿4.22M	฿45,000	46/17
9	The Charm Residence	Kathu	12.75%	+5.65pp	฿9.60M	฿101,997	2/2
10	Bhukitta Airport Condominium	Thalang	12.57%	+5.47pp	฿1.91M	฿20,000	2/7
11	Q Conzept Condominium	mueang-phuket	12.29%	+5.19pp	฿13.93M	฿142,655	12/8
12	The Kris Condotel Patong	Kathu	12.16%	+5.06pp	฿2.37M	฿24,000	16/2
13	Mai Khao Beach Condotel	thalang	12.07%	+4.97pp	฿2.60M	฿26,146	51/14
14	Naiharn Sea Condominium	Phuket-town	11.83%	+4.73pp	฿3.55M	฿35,000	6/3
15	Rawai Beach Condominium	mueang-phuket	11.54%	+4.44pp	฿3.26M	฿31,348	28/9
16	Rawai Condominium	Phuket-town	11.44%	+4.34pp	฿3.77M	฿36,000	6/4
17	Aristo 2	Thalang	11.15%	+4.05pp	฿4.84M	฿45,000	8/10
18	Skypark Celeste Laguna	Thalang	11.00%	+3.90pp	฿6.00M	฿55,000	11/6
19	Babylon Sky Garden	Phuket-town	11.00%	+3.90pp	฿4.80M	฿44,000	5/11
20	Calypso Condominium	mueang-phuket	10.96%	+3.86pp	฿5.82M	฿53,174	20/4
21	The Unity Patong	Kathu	10.87%	+3.77pp	฿8.90M	฿80,650	7/6
22	Emerald Terrace	kathu	10.77%	+3.67pp	฿3.79M	฿34,000	37/12
23	Pearl of Naithon	Thalang	10.68%	+3.58pp	฿17.98M	฿160,000	6/3
24	The Privilege Residences Patong	Kathu	10.60%	+3.50pp	฿11.00M	฿97,200	7/15
25	Royal Kamala Phuket	Kathu	10.50%	+3.40pp	฿4.00M	฿35,000	2/17
26	NOON Village Tower II	mueang-phuket	10.36%	+3.26pp	฿3.48M	฿30,000	40/53
27	The Cube Amaze	Thalang	10.34%	+3.24pp	฿2.32M	฿20,000	8/21
28	Space Cherngtalay Condominium	Thalang	10.29%	+3.19pp	฿3.50M	฿30,000	7/27
29	The Bliss Condo by Unity	Kathu	10.21%	+3.11pp	฿4.70M	฿40,000	5/3
30	Dlux condominium	Phuket-town	9.95%	+2.85pp	฿2.90M	฿24,000	14/24
31	Kora Beach Resort Phuket	Thalang	9.94%	+2.84pp	฿9.66M	฿80,000	49/7
32	Fantasea Condo Kamala	kathu	9.88%	+2.78pp	฿3.80M	฿31,280	29/27
33	Harmony Naiharn	Phuket-town	9.81%	+2.71pp	฿5.51M	฿45,000	19/4
34	Patong Tower Sea View Condo	Kathu	9.80%	+2.70pp	฿15.00M	฿122,500	14/8
35	The Title Legendary-Bang Tao	Thalang	9.77%	+2.67pp	฿7.37M	฿60,000	37/15
36	Saturdays Condo	Phuket-town	9.72%	+2.62pp	฿6.79M	฿55,000	19/14
37	777 Beach Condo Maikhao	thalang	9.69%	+2.59pp	฿1.99M	฿16,087	44/20
38	The Title Halo 1	Thalang	9.67%	+2.57pp	฿6.35M	฿51,181	31/16
39	The LAGO Phuket	Phuket-town	9.55%	+2.45pp	฿4.40M	฿35,000	7/3
40	Bayshore Ocean View Condominiums	Kathu	9.47%	+2.37pp	฿3.80M	฿30,000	11/10
41	The Title V	Phuket-town	9.33%	+2.23pp	฿4.50M	฿35,000	19/20
42	The Kamala Hills	Kathu	9.31%	+2.21pp	฿5.80M	฿45,000	3/2
43	THE TITLE RESIDENCIES (NAIYANG-PHUKET)	thalang	9.23%	+2.13pp	฿3.90M	฿30,000	83/54
44	Hill Myna Condotel	Thalang	9.10%	+2.00pp	฿3.29M	฿25,000	12/24
45	Zcape condo	thalang	9.10%	+2.00pp	฿2.64M	฿20,000	49/65
46	Grove Gardens	Thalang	9.06%	+1.96pp	฿5.30M	฿40,000	3/3
47	CHIC CONDOMINIUM	Phuket-town	9.02%	+1.92pp	฿3.99M	฿30,000	27/15
48	Oceana Kamala	Kathu	9.01%	+1.91pp	฿5.33M	฿40,000	22/28
49	The Wide Condotel Condominium	Phuket-town	8.93%	+1.83pp	฿2.15M	฿16,000	5/5
50	Utopia Naiharn	mueang-phuket	8.88%	+1.78pp	฿4.97M	฿36,788	40/26
51	SUPALAI VISTA PHUKET	Phuket-town	8.80%	+1.70pp	฿3.00M	฿22,000	3/39
52	CITYGATE	Kathu	8.80%	+1.70pp	฿4.50M	฿33,000	29/13
53	The Ozone Condominium	thalang	8.75%	+1.65pp	฿5.48M	฿40,000	39/7
54	Skypark Aurora Laguna Phuket	Thalang	8.69%	+1.59pp	฿5.80M	฿42,000	18/9
55	ReLife The Windy	Phuket-town	8.63%	+1.53pp	฿3.48M	฿25,000	18/6
56	The Bell Condominium	Phuket-town	8.61%	+1.51pp	฿2.09M	฿15,000	6/19
57	SPACE Condominium Phuket	Phuket-town	8.60%	+1.50pp	฿2.79M	฿20,000	11/16
58	The Residence Kalim Bay	Kathu	8.58%	+1.48pp	฿10.49M	฿75,000	4/3
59	The BASE Uptown-Phuket	Phuket-town	8.57%	+1.47pp	฿2.80M	฿20,000	21/39
60	CANVAS Cherngtalay	Thalang	8.57%	+1.47pp	฿10.50M	฿75,000	16/23
61	Zcape X2	Thalang	8.55%	+1.45pp	฿3.30M	฿23,500	17/26
62	Palm & Pine At Karon Hill	Phuket-town	8.55%	+1.45pp	฿8.07M	฿57,500	5/2
63	6th Avenue Surin Condominium	Thalang	8.49%	+1.39pp	฿3.53M	฿25,000	20/12
64	The Chava	thalang	8.47%	+1.37pp	฿17.73M	฿125,154	9/6
65	The title condominium Rawai	Phuket-town	8.42%	+1.32pp	฿4.99M	฿35,000	15/44
66	The Base Rise	Phuket-town	8.39%	+1.29pp	฿2.86M	฿20,000	10/44
67	Sky Park	Thalang	8.38%	+1.28pp	฿6.80M	฿47,500	69/34
68	RATCHAPORN PLACE	Kathu	8.36%	+1.26pp	฿2.35M	฿16,363	16/9
69	Bel Air Panwa Resort	Phuket-town	8.31%	+1.21pp	฿6.50M	฿45,000	9/13
70	Diamond Condominium	Thalang	8.30%	+1.20pp	฿5.50M	฿38,000	40/19
71	Phanason The City Condominium (macro)	Phuket-town	8.25%	+1.15pp	฿1.89M	฿13,000	14/3
72	Mida Grande Resort Condominiums	thalang	8.24%	+1.14pp	฿6.55M	฿45,000	88/38
73	Beachfront Bliss	thalang	8.21%	+1.11pp	฿7.31M	฿50,000	21/3
74	D Condo Kathu	Kathu	8.20%	+1.10pp	฿2.05M	฿14,000	11/23
75	Connext Condo	Phuket-town	8.19%	+1.09pp	฿2.49M	฿17,000	5/19
76	At The Tree Condominium	mueang-phuket	8.17%	+1.07pp	฿4.60M	฿31,348	10/13
77	THE DECK Patong	Kathu	8.15%	+1.05pp	฿5.45M	฿37,000	12/44
78	Utopia Loft	Phuket-town	8.14%	+1.04pp	฿4.42M	฿30,000	17/25
79	The Title Rawai Phase 3 West Wing	Phuket-town	8.08%	+0.98pp	฿5.20M	฿35,000	9/18
80	The City Phuket	Kathu	8.01%	+0.91pp	฿3.90M	฿26,000	9/2
81	Utopia Central	Kathu	7.98%	+0.88pp	฿2.40M	฿16,000	18/3
82	Kamala Regent Condo	Kathu	7.97%	+0.87pp	฿6.10M	฿40,500	5/15
83	Centrio Condominium	mueang-phuket	7.87%	+0.77pp	฿2.39M	฿15,674	69/47
84	Oceanstone Phuket	Thalang	7.82%	+0.72pp	฿9.97M	฿65,000	10/3
85	VIP Great Hill Condominium	Thalang	7.60%	+0.50pp	฿2.05M	฿13,000	6/25
86	Phyll Phuket by Central Pattana	Phuket-town	7.55%	+0.45pp	฿3.98M	฿25,000	6/109
87	Waterside Condominium	Phuket-town	7.48%	+0.38pp	฿22.88M	฿142,500	2/6
88	The Base Height Phuket	Phuket-town	7.47%	+0.37pp	฿2.89M	฿18,000	13/29
89	Laguna Lakeside	Thalang	7.46%	+0.36pp	฿8.85M	฿55,000	22/7
90	CHALONG MIRACLE POOL VILLA	Phuket-town	7.42%	+0.32pp	฿8.90M	฿55,000	5/88
91	The Point Phuket	Phuket-town	7.38%	+0.28pp	฿3.90M	฿24,000	5/7
92	THE PIXELS CAPE PANWA CONDO	Phuket-town	7.29%	+0.19pp	฿2.88M	฿17,500	24/36
93	D Condo Creek Phuket	Kathu	7.28%	+0.18pp	฿2.39M	฿14,500	15/52
94	The Light Suanluang Phuket	Phuket-town	7.23%	+0.13pp	฿2.49M	฿15,000	5/6
95	THE BASE Bukit	mueang-phuket	7.23%	+0.13pp	฿3.65M	฿22,000	23/110
96	Laguna Beachside	Thalang	7.19%	+0.09pp	฿18.35M	฿110,000	26/21
97	Supalai Park @ Phuket City	Phuket-town	7.15%	+0.05pp	฿2.60M	฿15,500	3/8
98	The Baycliff Patong	kathu	7.15%	+0.05pp	฿6.01M	฿35,792	4/2
99	Zen Space Phuket	Kathu	7.14%	+0.04pp	฿6.30M	฿37,500	2/8
100	D condo Kathu-Patong	kathu	7.14%	+0.04pp	฿2.18M	฿13,000	48/56