09Planner

Holiday home in Thailand: own use and letting planner

If I let it while I am away, what does the rent cover?

Pick the months you will spend in your Thai home, let the rest by the month or in a hotel programme, and see what the rent covers and what your nights cost.

About 2 minutes

Your months in the home

Tap the months you plan to spend there. The rest are free to let.

3 months in a row is longer than a visa-exempt stay, which is 30 days for tourism from 15 September 2026. Owning a home gives no right to stay. See the visa pathfinder.

The cost of keeping it

Running costs a year (THB)฿150,000

Common-area fee, tax, insurance, utilities and upkeep. Work out your own figure in the running cost calculator.

The months you are away

Tenancies of 30 days or more, which an ordinary condominium or villa may lawfully offer. The months you keep for yourself are not let.

Monthly rent (THB)฿35,000

What a tenant pays for a month, furnished. Ask for comparable lets in the building.

Free months you expect to let

Short gaps between your stays are harder to fill than a long run. 9 months are free.

Agent or manager fee, share of rent

Your agent's figure. One Phuket agency guide puts an independent manager at 15% to 25% of rental revenue.

Tax on the rent you receive

15% is the withholding rate on rent paid from Thailand to a non-resident owner.

Optional: a comparable stay elsewhere, THB a night

A hotel or rented villa you would otherwise book, to set your own nights against.

Each night of your own stay costs

฿149

The year's net cost spread over your 90 nights.

Rent covers

91%

Of the running costs, after fees and tax.

Net cost a year

฿13,400

Running costs less net rent.

RentTHB 35,000 a month, 60% of 9 free months: ฿189,000
Agent fee15% of rent: −฿28,350
Tax15% of the rent you receive: −฿24,098
Running costs: −฿150,000
Your net cost a year: −฿13,448

In short

You stay 90 nights, the rent covers 91% of the running costs, and each of your nights costs THB 149.

An estimate from your own figures, not a forecast of rent. It leaves out the money tied up in the purchase. Lets of under 30 days need a hotel licence, so an ordinary condominium can be let by the month but not by the night. See short-term rental rules and buying a holiday home.

Sources for these figures

Talk it through

We can point you to buildings that suit your months: those with a licensed rental programme, and those where monthly tenants are easy to find.

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Next step

Send me this plan

Your months, rent and costs by email, with an adviser's view of the homes that fit how you will use one.

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Where should we send it?

The method

How the holiday home planner works

Choose the months you will spend in the home. The rest of the year is free to let or to leave empty.
A home outside a hotel programme can be let by the month: lets of under 30 days need a hotel licence. A unit in a licensed programme is let by the night by the operator, who takes a share and limits the owner's nights.
Rent, less the agent's or operator's share and tax, is set against the year's running costs. What is left, spread over your own nights, is what each night of your stay costs.
Every figure is yours to change. The tool does not predict rents or occupancy.

Rates reviewed 12 November 2026. General guidance, not legal or tax advice. Take independent legal advice before you commit to a purchase.

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Questions

Holiday home planner: questions it answers

Can I rent out my holiday home in Thailand when I am not using it?

Yes, for 30 days or more at a time. Lets of under 30 days need a hotel licence, which an ordinary condominium or villa does not hold. Nightly letting is open to owners of units in a hotel-licensed scheme, through the operator.

How many days can I use a unit in a hotel rental programme?

The contract sets it. One Phuket agency guide describes owner use of a few to a dozen days a year, and peak dates are often restricted. If you want long winter stays, a home let by the month outside a programme may suit better.

How long can I stay in my Thai holiday home?

Owning property gives no right to stay. From 15 September 2026 a visa-exempt tourist stay is 30 days. Longer stays need a visa: the Destination Thailand Visa, Thailand Privilege, the retirement visa or the LTR visa, depending on your circumstances.

Read further

The guides behind the numbers

All guides

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