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Thailand rental yield calculator

What will the rent leave me after costs?

Work from nightly rate and occupancy down to net yield after management, common fees, running costs and tax, with the payback period.

About 2 minutes

The property

Purchase price (THB)฿15M

Interior area

sqm

The letting

Type of let

Nightly lets run by a hotel-licensed operator, who takes a share of the rent.

Average nightly rate (THB)฿6,500

The average across high and low season, not the peak rate.

Occupancy

The share of nights let across the whole year.

Operator share of rent

The operator's share of gross rent under the management agreement.

The running costs

Common-area fee (THB per sqm per month)

Charged by the building on the interior area, let or empty.

Running costs, share of rent

Utilities, insurance and upkeep.

Tax on net rent

15% is the flat withholding rate on rent paid from Thailand to a non-resident owner. Tax residents pay progressive rates. See rental income and tax.

Net yield

4.8%

After costs and tax, on price plus buying costs.

Gross yield

9.5%

Rent before costs, on the price alone.

Net rent a year

฿731,500

What the rent leaves after every line below.

Gross rent per yearTHB 6,500 a night at 60% occupancy: ฿1,423,500
Management30% of gross rent: −฿427,050
Common-area feesTHB 70 per sqm per month on 60.0 sqm: −฿50,400
Running costs6% of gross rent: −฿85,410
Tax15% of rent after costs: −฿129,096
Net rent per year: ฿731,544

Payback

Net rent repays the outlay in about 21 years, at these figures.

Estimates from your own inputs, not a forecast or a promise of income. Rates, occupancy and costs differ by building and by year. Net yield is measured on an outlay of ฿15.2M: the price plus estimated buying costs for a freehold transfer with the fee shared, a sinking fund of THB 600 per sqm and legal fees of THB 60,000. Nightly lets of under 30 days need a hotel licence. See the short-term rental rules.

Next step

Send me this breakdown

Your yield, line by line, by email. An adviser will check it against the rental figures a developer or operator publishes.

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The method

How the rental yield calculator works

Gross rent is the nightly rate multiplied by the nights let in a year. Gross yield divides that by the price.
Net rent takes off the operator or agent's share, common-area fees, running costs and tax. Net yield divides net rent by the price plus the costs of buying, because that is the money you put in.
Rent paid from Thailand to a non-resident owner is subject to 15% withholding. Residents are taxed at progressive rates.
Lets of under 30 days need a hotel licence. Most condominiums cannot be let nightly; hotel-licensed, operator-managed schemes can.

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

Rental yield calculator: questions it answers

What is a good rental yield in Thailand?

It depends on the market and the model. Judge a property on net yield after management, fees and tax, not on the gross figure in a brochure. This calculator shows both so you can see what the costs remove.

What is the difference between gross and net yield?

Gross yield is annual rent divided by price. Net yield is what remains after management, common fees, running costs and tax, divided by everything you paid including buying costs. Net is usually several percentage points lower.

Can I let my Thai condominium on a nightly basis?

Generally not. Lets of under 30 days require a hotel licence under the Hotel Act, which ordinary condominiums do not hold. Monthly lets are lawful, as are units in hotel-licensed schemes run by an operator.

Read further

The guides behind the numbers

All guides

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