Finding somewhere to live
How renting works in Thailand, what you can and cannot own as a foreigner, and the paperwork a lease sets off.
Checked 26 September 2026 · 2 official sourcesGeneral guidance, not legal advice
The essentials
- Most leases are 12 months, with two months' deposit and one month in advance. Six-month leases exist but usually cost more a month.
- Condos almost always come furnished. Houses are often unfurnished outside the big cities.
- Foreigners can own a condo unit (within the building's 49% foreign quota) but not land.
- Your landlord must register your address with immigration (TM30) — ask for the receipt in your first week.
- In Thailand the landlord usually pays the agent's commission, not the tenant.
In this guide
1Who this is for
Anyone looking for a first long-term home in Thailand, or moving between places. Short stays in hotels and serviced apartments are simpler; this guide is about leases.
2Condo, house or serviced apartment
| Type | Good for | Watch out for |
|---|---|---|
| Condo | Singles and couples who want a pool, gym, security and a location near transport | Building electricity and water rates that are higher than the government rate |
| House or townhouse | Families and anyone who wants space, a garden or pets | Unfurnished, further from transit, more flooding risk in low areas |
| Serviced apartment | The first month or two while you look around | Highest price per month; short leases |
3How renting works
View in person or by live video before paying anything. Photos online are often old or from a different unit.
Get a written lease in English (or English and Thai) in your name. It should state rent, deposit, what is included, notice period and when the deposit comes back — usually within 30 days of moving out, minus any damage.
Take dated photos of every room and every defect on move-in day, and send them to the landlord. This is the single best protection for your deposit.
Ask whether electricity is billed at the government rate (around 4 baht a unit) or a building rate. On a hot-season air-conditioning bill the difference is real money.
4Owning property as a foreigner
You can own a condo unit in your own name as long as foreigners own no more than 49% of the building's floor area. The money must come into Thailand from abroad in foreign currency, and the bank issues a certificate (often called an FET form) you need at the Land Office.
You cannot own land in your own name. Long leases (registered at the Land Office, up to 30 years) are the common alternative for houses. Be very wary of schemes using Thai nominee companies — they are illegal.
Use an independent lawyer for any purchase, not one recommended by the seller.
5What to do
1. Shortlist two or three neighbourhoods first — the Journey tab has a picker with honest rent ranges.
2. Stay somewhere short-term for a few weeks and walk the areas at different times of day.
3. Sign a lease, photograph everything, and get the TM30 receipt.
4. Set up electricity, water and internet in your name if the lease requires it.
6Documents you will be asked for
Passport and visa page for the landlord's TM30 filing; the lease; deposit receipt. For buying: passport, bank FET certificate, and the sale agreement.
7Common mistakes
Paying a deposit to hold a unit you have not seen.
No move-in photos, then losing part of the deposit over damage that was already there.
Assuming the TM30 has been done because the landlord said so.
Choosing a flood-prone soi without asking the neighbours about the rainy season.
8Related guides
Visas (TM30 and address changes), Cost of living, Internet, Bank accounts.
Where this comes from
Everything above is written from these. Rules change without notice, so check the relevant one before you book, pay or travel.
Last checked against these on 26 September 2026. Spotted something out of date? and we'll re-check it.