Renting a home in Thailand
How leases work, what deposits to expect, and what foreigners can and cannot own.
The essentials
- Standard leases run 12 months with two months deposit plus one month advance rent.
- Foreigners can own condominium units freehold, subject to the building foreign-ownership quota.
- Foreigners cannot own land directly; long leases and Thai company structures carry real risk.
- Short-term rentals under 30 days are restricted in most condo buildings by law.
- Always check who the registered owner is before signing or paying anything.
Where people live
Bangkok expat life clusters around Sukhumvit (BTS Asok to Thong Lo), Sathorn and Silom for business, Ari for a quieter neighbourhood feel, and Rattanathibet or Bang Na for space at lower prices.
Chiang Mai splits between the Old City, Nimmanhaemin for cafés and coworking, and the Hang Dong and Mae Rim outskirts for houses with gardens.
The lease itself
Leases longer than three years must be registered at the Land Office to be enforceable; most rentals are deliberately 12 months for this reason.
Deposits are commonly two months. Getting one back in full is the most common expat complaint — photograph everything at handover, in daylight, with timestamps.
Confirm who pays for what: building maintenance fees, internet, and appliance repairs are all negotiable and often unclear.
Buying
Foreigners may own condo units outright provided no more than 49% of the building saleable area is foreign-owned. Ask for the building foreign quota position in writing before you commit.
Land ownership by foreigners is not permitted. Nominee company structures marketed to buyers are illegal and periodically enforced against.
Utilities and registration
Electricity and water are usually transferred into the tenant name or billed via the building at a markup — check the unit rate against the official rate.
Your landlord or building is legally required to file a TM30 notification of your address with Immigration. Chase this; you may need proof of it when extending your visa.
Official sources
Everything above is written from these. Rules change without notice, so check the relevant one before you book, pay or travel.
This page was last checked against those sources on 1 July 2026. Spotted something out of date? and we'll re-check it.