How to Rent a Condo in Bangkok Without Getting Burned

Renting a condo in Bangkok is like dating in your 30's: seems easy until you’re actually doing it. Suddenly, you’re drowning in red flags and wondering if it’s worth the effort. And of course, it can be but you need to know a few things.

Here’s a real-world guide to renting in Thailand’s capital. We are going to try to be stripped down and practical here. Let’s break down everything, from lease terms to Wi-Fi traps, scammy landlords to weird clauses about your pet.

Lease Lengths: One Year or Bust

Most Thai landlords treat leases like marriage vows, sacred and lasts for a year. Want to do six months? Unless you "know a guy," you’ll need to negotiate hard and probably pay a premium. Anything less than 6 months and you're talking Airbnb or serviced apartment territory.

Agencies: Free for You, Paid by the Landlord

Good news: agencies don’t charge tenants. The landlord coughs up the commission. Great agencies use proper bilingual leases, handle your TM30 immigration paperwork, document the inventory, and even hold your hand when the A/C dies in the middle of April.

Bad agencies? Let’s just say you’ll wish you’d gone to law school.

Finding a Condo: Forget the Listings, Walk the Streets

Online listings are mostly digital clickbait. The best approach? Identify buildings you like on sites like DDProperty or HipFlat, then physically walk in and ask at the juristic (management) office. Or hire an agent who knows which ones aren't haunted.

Lease Terms: Read the Fine Print or Get Screwed

Always, and we mean always, check:

• Late payment fees (500–1,000 baht/day is common)
• Guest restrictions
• Entry rights (some landlords think your condo is their weekend retreat)
• Deposit clauses

Have it all in writing. Ideally in both English and Thai. If they don’t match, the Thai version is the one that counts.

Deposits: Two Months Standard, Paranoia Optional

Most landlords require two months' rent as a deposit. Horror stories are all over the internet, but most tenants get it back. If your place is cleaner than when you moved in and you didn’t punch holes in the walls, you’re probably fine.

The TM30: Bureaucracy’s Favorite Child

When you move in, someone has to report your address to immigration (TM30). If your landlord or agent doesn’t handle this, congratulations, you just unlocked Thailand’s favorite Kafkaesque quest line. Use an agent who includes it.

Internet & Utilities: You’re On Your Own

Condos rarely include Wi-Fi or cable. It’s your job to get connected. Budget 500–1,000 baht/month for blazing fast internet (seriously, Thailand’s internet is weirdly great). Bring your lease and passport to a telecom shop and schedule the install.

Utilities:

• Electricity: ~4 baht/kWh (city rate)
• Water: Paid to building, usually cash
• Internet/Cable: Paid monthly or via app

Serviced Apartments vs. Condos: Know the Difference

Serviced apartments are run like hotels: one owner, higher rates, and sometimes glacial internet. Condos have individual landlords. Pros and cons on both sides, but condos generally mean more space, lower prices, and fewer arbitrary rules.

Furniture: Love It or Leave It

Most Thai condos come fully furnished, which sounds great until you want to bring your own stuff. Removing furniture is often a no-go unless the landlord has storage. Changing anything, even putting up a painting, can require written permission. I’m not sure what dear leader will think of this but it is what it is.

Booking Fee & MOU: Read Before You Pay

You might be asked to pay a booking fee (usually one month’s rent) and sign a Memorandum of Understanding (MOU) before the lease. This locks in the deal. Once you pay, that money's gone if you change your mind. Negotiate everything before signing.

Rent Payments: Welcome to Bank Transfer Culture

Thai landlords love bank transfers. Don’t have a Thai account? Use Wise for international transfers or withdraw cash and deposit at their bank. Bulk payments (3–12 months in advance) are negotiable but rarely discounted (bummer).

Pet Policy: Dogs Need a Lawyer

Pet-friendly buildings exist, but they’re rare and picky. Some limit pet size or breed, and you’ll still need landlord approval. Bonus: most Bangkok parks ban pets too. Research pet-friendly areas or prepare to carry your chihuahua like contraband.

Lease Renewal: Ask Early, Don’t Assume

Want to stay another year? Don’t wait until your lease ends. Contact your landlord or agent at least a month in advance. Some landlords allow month-to-month after a year, but many don’t.

Breaking a Lease: Kiss Your Deposit Goodbye

Decide to leave early? You're likely losing that deposit. Rare exceptions include:

• Lease takeover clause (finding a replacement tenant)
• Diplomatic clause (embassy staff only)

Don’t expect either to work unless pre-agreed in the lease.

Maintenance: Who Pays for What?

Appliance dies naturally? Landlord pays. You break it? You pay. Minor repairs like leaky taps might fall on you. Check the lease. And yes, you should get your A/C cleaned every six months unless you enjoy living in a mold sauna.

Common Area Fees: Not Your Problem

Landlords cover common area fees like pool maintenance, security, and gym upkeep. If someone tries to make you pay these, politely back away.

Final Thoughts

Renting a condo in Bangkok can be smooth or soul-sucking, depending on your prep work. Use a reputable agency, read every document twice, and don’t trust listings that seem too good to be true. If something feels off, it probably is.

Now go find your overpriced piece of paradise.