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).

1The Nice Condotel
Thalang15.00%+7.90pp
Sale ฿2.00M· Rent ฿25,000/mo· n=5/7
2Castle Suite Apartment
Sathon14.94%+7.84pp
Sale ฿5.09M· Rent ฿63,308/mo· n=4/5
3Calypso Garden Residences
Phuket-town14.87%+7.77pp
Sale ฿5.85M· Rent ฿72,500/mo· n=6/6
4Casa Sakoo
Thalang14.85%

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	The Nice Condotel	Thalang	15.00%	+7.90pp	฿2.00M	฿25,000	5/7
2	Castle Suite Apartment	Sathon	14.94%	+7.84pp	฿5.09M	฿63,308	4/5
3	Calypso Garden Residences	Phuket-town	14.87%	+7.77pp	฿5.85M	฿72,500	6/6
4	Casa Sakoo	Thalang	14.85%	+7.75pp	฿8.89M	฿110,000	3/2
5	Novana Residence	south-pattaya	14.79%	+7.69pp	฿1.46M	฿18,000	31/13
6	Siam Tharamantra Banbueng - Chon Buri	Ban Bueng	14.78%	+7.68pp	฿3.08M	฿38,000	2/2
7	Kata Ocean View Condominium	Phuket-town	14.77%	+7.67pp	฿4.88M	฿60,000	34/7
8	Cassia Phuket	Thalang	14.72%	+7.62pp	฿6.93M	฿85,000	31/32
9	Palm Springs Residence	south-pattaya	14.70%	+7.60pp	฿4.45M	฿54,500	5/2
10	Jomtien Condotel and Village	Pattaya	14.69%	+7.59pp	฿2.45M	฿30,000	3/3
11	Baan Sirarom Pa Khlok	Thalang	14.62%	+7.52pp	฿3.20M	฿39,000	3/4
12	The Private Condo	san-sai	14.61%	+7.51pp	฿1.15M	฿14,000	3/3
13	Dewa Phuket Resort and Villas	Thalang	14.57%	+7.47pp	฿10.50M	฿127,450	4/2
14	The Unique Ratchada 19	Huai Khwang	14.46%	+7.36pp	฿2.04M	฿24,582	7/2
15	South Beach Condominium	Pattaya	14.29%	+7.19pp	฿2.10M	฿25,000	3/3
16	Jomtien Beach Condo	Pattaya	14.29%	+7.19pp	฿1.59M	฿19,000	4/4
17	NOON Village Tower III	Phuket-town	14.29%	+7.19pp	฿2.52M	฿30,000	9/14
18	Mandawee Condo	mueang-krabi	14.22%	+7.12pp	฿1.35M	฿16,000	8/2
19	Ocean Breeze Resort & Suites	thalang	14.18%	+7.08pp	฿5.50M	฿65,000	13/25
20	Narayan Height	Koh Samui	14.16%	+7.06pp	฿55.00M	฿649,000	3/3
21	Tropical Seaview Residence	ko-samui	14.16%	+7.06pp	฿8.05M	฿95,000	4/13
22	Habitat Wongwaen - Sankamphaeng	Doi Saket	14.12%	+7.02pp	฿6.80M	฿80,000	5/3
23	Arcadia Beach Resort	Pattaya	13.97%	+6.87pp	฿1.89M	฿22,000	17/9
24	Chom Doi (Round) Condominium 2	Mueang Chiang Mai	13.94%	+6.84pp	฿2.84M	฿33,000	2/2
25	Penphak BigC and Page	Hang Dong	13.87%	+6.77pp	฿1.99M	฿23,000	2/2
26	Malaiwana Residences	thalang	13.86%	+6.76pp	฿88.42M	฿1.02M	13/2
27	Anocha Village	Thalang	13.82%	+6.72pp	฿3.95M	฿45,500	4/2
28	Kata Ocean View	Phuket Town	13.71%	+6.61pp	฿5.25M	฿60,000	36/5
29	The Regent Pool Villa	Kathu	13.63%	+6.53pp	฿19.59M	฿222,500	4/2
30	The Nai Thon Condominium	Thalang	13.62%	+6.52pp	฿3.52M	฿40,000	4/4
31	Cherng Lay Villas and Condominium	Thalang	13.55%	+6.45pp	฿15.50M	฿175,000	3/2
32	V Residence Payap	san-sai	13.53%	+6.43pp	฿1.46M	฿16,500	23/2
33	Nai Harn Beach Condominium	Phuket Town	13.50%	+6.40pp	฿4.00M	฿45,000	32/8
34	Nai Harn Beach‎ Condominium	Phuket-town	13.50%	+6.40pp	฿4.00M	฿45,000	24/8
35	Calypso Garden Residences	Phuket Town	13.49%	+6.39pp	฿6.22M	฿70,000	10/5
36	J Condo Rama 2	bang-khun-thian	13.42%	+6.32pp	฿1.97M	฿22,000	8/3
37	Estella Residences Ekkamai	Vadhana	13.41%	+6.31pp	฿4.20M	฿46,920	32/17
38	Baan Ploentalay	Cha-am	13.37%	+6.27pp	฿3.50M	฿39,000	2/5
39	Diana Estates	south-pattaya	13.33%	+6.23pp	฿2.35M	฿26,112	18/20
40	Lumpini Ville Sukhumvit 76 - Bearing Station 2	Mueang-samut-prakan	13.29%	+6.19pp	฿1.58M	฿17,500	15/12
41	Spanish Place	south-pattaya	13.29%	+6.19pp	฿751,910	฿8,330	19/13
42	The Wish 3 Paklok	Thalang	13.27%	+6.17pp	฿2.89M	฿32,000	9/3
43	Kad Farang Village	Hang Dong	13.25%	+6.15pp	฿7.25M	฿80,000	4/2
44	La Vallee Town	Hua Hin	13.24%	+6.14pp	฿1.50M	฿16,500	2/2
45	Kieng Talay	Pattaya	13.20%	+6.10pp	฿2.00M	฿22,000	3/3
46	Nai Harn Beach‎ Condominium	mueang-phuket	13.20%	+6.10pp	฿4.09M	฿45,000	80/19
47	Baan Piam Mongkhon	Pattaya	13.18%	+6.08pp	฿8.20M	฿90,000	4/3
48	The Naithon Condominium	Thalang	13.15%	+6.05pp	฿3.65M	฿40,000	3/4
49	Baan Prangthong	Phuket Town	12.94%	+5.84pp	฿11.13M	฿120,000	6/4
50	The Residences Overlooking Layan	Thalang	12.86%	+5.76pp	฿28.00M	฿300,000	12/6
51	Infiniti Condo	east-pattaya	12.80%	+5.70pp	฿5.44M	฿58,000	33/15
52	Sea Central	Phuket Town	12.79%	+5.69pp	฿30.50M	฿325,000	3/2
53	The Charm	Kathu	12.75%	+5.65pp	฿9.60M	฿101,997	4/2
54	The Regent Villa Pasak	Thalang	12.63%	+5.53pp	฿19.72M	฿207,500	4/2
55	The Nice Condotel	Thalang	12.60%	+5.50pp	฿2.00M	฿21,000	5/8
56	Casa Dang Hua Hin	Hua-hin	12.60%	+5.50pp	฿19.05M	฿200,000	2/2
57	Baan Rock Garden By Pass Phuket 6	Phuket Town	12.58%	+5.48pp	฿5.15M	฿54,000	2/2
58	Bhukitta Airport Condominium	Thalang	12.57%	+5.47pp	฿1.91M	฿20,000	2/7
59	The Ridge	Koh Samui	12.56%	+5.46pp	฿26.75M	฿280,000	4/5
60	Galare Thong Tower Chiang Mai	Mueang-chiang-mai	12.55%	+5.45pp	฿1.77M	฿18,500	16/10
61	The Bliss Condo by Unity	Kathu	12.52%	+5.42pp	฿4.60M	฿48,000	6/4
62	Wing Samui Condo	ko-samui	12.50%	+5.40pp	฿3.84M	฿40,000	59/14
63	The Gallery Condominium	Mueang-samut-prakan	12.47%	+5.37pp	฿2.40M	฿25,000	4/5
64	The Niche Citi Ladprao 130	bang-kapi	12.42%	+5.32pp	฿1.51M	฿15,674	7/2
65	Villa 888 Chiangmai	Saraphi	12.41%	+5.31pp	฿29.98M	฿310,000	3/2
66	SR Complex	mueang-chiang-mai	12.39%	+5.29pp	฿1.45M	฿15,000	37/16
67	Hillside Payap condominium 7	Mueang Chiang Mai	12.38%	+5.28pp	฿1.75M	฿18,000	2/3
68	The Crest Ruamrudee	Pathum-wan	12.36%	+5.26pp	฿11.65M	฿120,000	2/5
69	Whispering Palms Suite	Koh Samui	12.35%	+5.25pp	฿3.40M	฿35,000	7/3
70	Whispering Palms Suites	Koh-samui	12.35%	+5.25pp	฿3.40M	฿35,000	7/2
71	The Charm Residence	Kathu	12.24%	+5.14pp	฿10.00M	฿101,997	3/2
72	The Green Places Condominium	Phuket Town	12.24%	+5.14pp	฿2.99M	฿30,500	21/16
73	The Near Residence	si-racha	12.23%	+5.13pp	฿1.77M	฿18,000	13/2
74	Arcadia Beach Resort	Pattaya	12.18%	+5.08pp	฿1.97M	฿20,000	56/34
75	Maestro 03 Ratchada-Rama 9	Din-daeng	12.17%	+5.07pp	฿4.14M	฿42,000	4/2
76	Naiharn Sea Condominium	Phuket-town	12.17%	+5.07pp	฿3.45M	฿35,000	6/3
77	The Kris Condotel Patong	Kathu	12.16%	+5.06pp	฿2.37M	฿24,000	16/2
78	Paradise Villas	Koh Samui	12.12%	+5.02pp	฿9.90M	฿100,000	6/2
79	Baan Vijit	Thalang	12.09%	+4.99pp	฿6.95M	฿70,000	6/3
80	Unicca	Pattaya	12.06%	+4.96pp	฿1.99M	฿20,000	9/3
81	Garden Place	huai-khwang	12.04%	+4.94pp	฿3.64M	฿36,482	11/3
82	Emerald Terrace	kathu	12.03%	+4.93pp	฿3.79M	฿38,000	62/13
83	Executive Residence III	Pattaya	12.01%	+4.91pp	฿4.50M	฿45,000	8/6
84	Hansar Rajdamri	Pathum-wan	12.00%	+4.90pp	฿10.00M	฿100,000	9/3
85	Arcadia Beach Resort	south-pattaya	12.00%	+4.90pp	฿2.00M	฿20,000	122/70
86	Replay Residence & Pool Villa	ko-samui	12.00%	+4.90pp	฿5.50M	฿55,000	17/57
87	Platinum Residence Park	Phuket Town	12.00%	+4.90pp	฿9.60M	฿96,000	5/6
88	Eva Town	Phuket Town	12.00%	+4.90pp	฿4.50M	฿45,000	3/3
89	Aristo 2	Thalang	12.00%	+4.90pp	฿5.50M	฿55,000	11/12
90	Supalai Scenic Bay Resort	Thalang	12.00%	+4.90pp	฿20.00M	฿200,000	2/3
91	Sunset Boulevard 1	Pattaya	12.00%	+4.90pp	฿4.50M	฿45,000	3/5
92	Siam Oriental Twins	Pathum Wan	12.00%	+4.90pp	฿2.71M	฿27,098	33/7
93	CC Condominium 1	Pattaya	11.97%	+4.87pp	฿1.75M	฿17,500	7/4
94	Park Royal 2	Pattaya	11.95%	+4.85pp	฿2.26M	฿22,500	7/8
95	Diamond Condominium Bang Tao	Thalang	11.95%	+4.85pp	฿5.27M	฿52,500	48/22
96	Aqua Samui Duo	Koh Samui	11.93%	+4.83pp	฿17.00M	฿169,000	7/16
97	View Talay 8	Pattaya	11.88%	+4.78pp	฿3.53M	฿35,000	26/17
98	CC Condominium	east-pattaya	11.87%	+4.77pp	฿1.82M	฿18,000	48/19
99	Nice Suites II Sanambinnam	Mueang-nonthaburi	11.86%	+4.76pp	฿1.29M	฿12,750	3/2
100	Mai Khao Beach Condotel	thalang	11.80%	+4.70pp	฿2.60M	฿25,573	90/20