Bangkok Condo Rental Yields 2026: Net Yield by Neighborhood

What is the average Bangkok condo rental yield in 2026?

Across the central Bangkok neighborhoods I work in, gross yields cluster in a band of roughly 4% to 6%, with an overall midpoint near 5%. That matches what the big portals report (Thailand-Property.com quoted a 5.4% Bangkok condo median gross yield earlier this year), and it matches what I see when clients actually buy and rent out units. The honest one-liner: Bangkok gross condo yields run 4.5% to 6% in 2026, and net yields run 3% to 4.5% after real costs. Anyone promising you 8% net on a central Bangkok condo is selling you something. Guaranteed-return programs bake the return into an inflated purchase price.

Rental yield by neighborhood: the data table

Method: I pulled every live listing on propickproperty.com (448 total, July 2026) and isolated condominiums. The strongest data points are units listed both for sale and for rent at the same time, because rent and price come from the same actual unit. I have 20 such paired condo listings, plus roughly 60 rent-only and 15 sale-only condo listings that I used to sanity check the ranges per area. Sample sizes are small because this is a boutique agency's real book, not a portal scrape. I would rather show you 20 honest pairs than 2,000 scraped listings with duplicates and ghosts.

• On Nut / Phra Khanong (incl. Punnawithi, Bang Chak): 6 paired listings, gross 5.3% - 6.8%, typical ~5.7%, est. net 3.8% - 4.8%. Typical 1BR rent 14,000 - 23,000 THB.
• Ekkamai: 3 paired listings, gross 4.8% - 5.7%, typical ~5.3%, est. net 3.5% - 4.2%. Typical 1BR rent 22,000 - 34,000 THB.
• Sukhumvit core (Asok / Nana): 4 paired listings, gross 4.8% - 5.5%, typical ~5.2%, est. net 3.4% - 4.1%. Typical 1BR rent 21,000 - 36,000 THB.
• Thonglor (incl. Sukhumvit 36): 11 data points, gross 3.6% - 7.2%, typical ~4.8%, est. net 3.0% - 4.0%. Typical 1BR rent 18,000 - 41,000 THB.
• Phrom Phong: 1 pair + rent comps, gross ~4.5% - 5% (est.), typical ~4.7%, est. net 3.0% - 3.8%. Typical 1BR rent 22,000 - 32,000 THB.
• Sathorn / Silom: 1 pair + rent comps, gross ~4% - 5% (est.), typical ~4.5%, est. net 2.8% - 3.6%. Typical 1BR rent 23,000 - 36,000 THB.
• Rama 9: rent comps only, gross ~5% - 6% (est.), typical ~5.5%, est. net 3.5% - 4.5%. 24,500 THB observed for a 2BR.
• Ari: insufficient data in my current book. Market consensus puts Ari around 4.5% to 5.5% gross, but treat that as unverified by my own data.

Why is Thonglor's range so wide, and why does On Nut win?

Thonglor's range is wide for a reason. Older one bedrooms in buildings like Ideo Q Sukhumvit 36 changed hands around 6.5M THB and rent at 30,000 to 39,000 THB, which is a 5.5% to 7.2% gross yield. Luxury stock like The Monument Thong Lo (35M THB sale, 120,000 THB rent) or BEATNIQ Sukhumvit 32 (19.5M THB sale, 58,000 THB rent) yields 3.6% to 4.1%. Same neighborhood, totally different investment. Building and unit selection matter more than the pin on the map.

• On Nut / Phra Khanong wins on yield. The Base Sukhumvit 77 was listed at 3.35M THB against 19,000 THB/month rent (6.8% gross). THE LINE Sukhumvit 101 at 4.89M THB against 25,000 THB (6.1%). Residence 52 units sat around 5.5%. Entry prices of 60,000 to 90,000 THB per sqm against real expat rental demand is the yield sweet spot right now.
• Ekkamai is the balanced pick: yield around 5.3% gross (XT Ekkamai pairs: 4.45M to 4.99M THB against 20,000 to 21,000 THB), plus stronger owner-occupier demand that supports resale value.
• Rama 9 looks strong on paper (rents like 24,500 THB for a two bedroom at Life Asoke Rama 9 against mid-100,000s THB per sqm pricing) but I only have rent comps in my current book, so verify per building before committing.

How did I calculate these yields? (Methodology)

Gross yield = (monthly asking rent x 12) / asking sale price. Estimated net yield = gross yield minus the real world costs below. That sums to net being roughly 1.5 to 2 percentage points below gross. Thai income tax on rental income comes on top of that and depends on your personal situation, so I excluded it from the table. Foreign landlords should read up on how rent is taxed and, for Europeans, what your double tax treaty says, then confirm with a Thai tax adviser.

• Vacancy and reletting: about 8% of rent (one month per year). Good units in good buildings re-let faster, but one month is the safe planning number.
• Common area fees (CAM): 8% to 12% of rent. Bangkok condos charge 40 to 80 THB per sqm per month, paid by the owner, occupied or not. On a 35 sqm one bedroom that is roughly 17,000 to 34,000 THB per year.
• Maintenance, repairs, furnishing refresh: about 5% of rent. Aircon servicing, repainting between tenants, replacing a washing machine every few years.
• Letting fee: typically one month's rent per new lease, amortized to roughly 4% to 8% of annual rent depending on tenant turnover.

What caveats come with this data?

Caveats I will not hide: asking prices are not closing prices (final sale prices often land 5% to 10% below ask, which would push real yields up); asking rents are closer to achieved rents but still negotiable; 20 paired listings is a small sample; and my book skews to Sukhumvit because that is where my clients live and invest. Treat the table as a real, dated snapshot from one active agency, not a census.

Which neighborhood is best for yield in 2026?

On Nut and Phra Khanong, on the numbers. Purchase prices of 60,000 to 90,000 THB per sqm (Regent 97/1 in Bang Chak was listed at about 55,000 THB/sqm; Vista Garden near Phra Khanong around 74,000 THB/sqm) against steady rental demand from expats who want the BTS without the Thonglor price tag. Gross yields of 5.3% to 6.8% are achievable on real units today. Thonglor and Phrom Phong are lifestyle and capital-preservation plays, not yield plays: you buy there for liquidity, prestige, and tenant quality, accepting 3.6% to 5% gross. One exception: older, well-managed buildings near BTS Thong Lo where one bedrooms still trade under 150,000 THB/sqm can clear 5.5% gross. Those get snapped up fast.

What costs do foreign landlords forget?

Three, repeatedly. First, the 49% foreign quota and the FET form: if you buy freehold as a foreigner, the purchase funds must come from abroad with the right bank documentation, or you cannot register ownership. Second, transfer fees and taxes at purchase, which add roughly 3% to 6% to your entry cost depending on deal structure and the seller's holding period; that effectively shaves your first years of yield. Third, currency: if your base currency is EUR or USD, your real return includes the THB exchange rate. Many of my European clients buy remotely and only fly in once; the process works fine, but plan the transfers properly. All three are covered in the foreigner buying guides linked on this page.

Is a Bangkok condo a good investment in 2026?

My honest take, as someone who lives here and advises buyers weekly: yes, selectively. A resale one bedroom in On Nut netting 4.5% beats anything you will find in Amsterdam, Brussels, or Paris right now, and Bangkok rents have been stable to rising in the expat segments I track. But the market punishes lazy buying: oversupplied high-rise clusters, off-plan units at launch premiums, and buildings with tired management will underperform the table above. Buy the unit, not the neighborhood average. If you want me to run the yield math on a specific unit you are looking at, that is literally what I do, and buyers never pay me a fee (the seller's side covers commission).