The Essential Steps for Finding a Rental in Bangkok

Moving to “The Big Mango” for the first time? Get ready, because it’s going to be an adventure.

Bangkok is a fantastic place with so much to do – but that’s not why you clicked on this blog, you’re looking to find a rental.

Here are the essential steps:

1. Try a few areas

It might be tempting to put your roots down straight away, but we strongly recommend that you book a few places in some different areas for a couple of nights each. At the least, get on the train and go for a walk around a few areas.

Some good places to check out:

1. Lower Sukhumvit (Siam, Nana, Asok, etc)
2. Upper Sukhumvit (On Nut, Phra Khanong, Thong Lor, etc)
3. Around Silom and Sala Daeng – the downtown business area
4. Rama 9 and Huai Khwang – the less Western area (but still busy with Chinese/Korean expats)
5. Somewhere a bit further out if you’re looking for the “old Bangkok” – Lat Phrao or across the river in Thonburi might be good for this.

We’re going to skip over how to choose what area is right for you, because it’s very subjective, but please consider the following:

Proximity to public transport 

This is important but perhaps overstated. It’s great to be close to the train, but if you only use it a couple times a week you don’t need to be within a short walking distance. 

Motorcycle taxis will drop you at the station for a 20-30 Baht fee if you’re within about 1 km of a station, and slightly more if you’re a bit further than that. The prices are fixed and can be seen on the boards at the taxi stands. It helps if you can speak and read Thai.

Availability of food

This is a big one. It seems to be glossed over by many, but if you’re on a budget or prefer street food, downtown might not be for you.

The difference in the availability of convenient and affordable food in an area like Thong Lor compared to Phra Khanong (just 2 stations apart) is huge. If you’re in a downtown area you might want to make sure that your Soi (Soi: a street or alley off a main road) has the food options that you like available.

Proximity of your desired facilities

Although it’s true that you can find just about everything in Bangkok, that doesn’t mean that everything can be found in every area.

For instance, not every area will have a gym. You may have to travel one or two kilometers to the gym which will require you taking a motorbike, riding your own, walking, getting the train, bus, or any mix of these forms of transport.

That’s why the frequency of your visits to these places matters too. People often say they want to be “right in the action” for when they’re going out, but if they’re only going out once a week they might be better off staying somewhere a little further out with more food and recreation facilities available as they are the amenities that they require every day.

Another note is that the trains (BTS and MRT) stop running around midnight.

2. Consider the types of accommodation

Once you’ve identified the area where you want to live, it’s time to find your accommodation.

Things move quickly in Thailand – often you can view a room, sign a contract, and move in that day.

You’re going to have a few options here:

Hotels or Airbnb

These are objectively poor long-term choices as they are often more expensive and can create administrative nightmares if you are trying to obtain documents like residence certificates and the likes.

Condominiums

In Thailand, a condo is a building that offers freehold ownership of the different rooms.

Condos are typically equipped with the following:

• A juristic office
• A gym
• Often a pool

They tend to be larger and more modern than apartment buildings and are the most common form of accommodation with expats.

Condos generally look nicer and the facilities are a selling point for many. Further, utility rates are set by the government so water and electric bills are going to be cheaper per unit.

If you use air conditioning a lot, the added cost of a condo when compared to an apartment might be offset by the reduced utility bill.

However, many modern condos have a poorer build quality than older buildings so people often complain about structural issues in the building and noisy neighbors.

Apartment buildings

In Thailand, an apartment building is generally smaller than a condo, usually older, lacks non-essential facilities, and is owned by one person.

Do not let this dissuade you – apartments are often fantastic places to live for the following reasons:

Higher build quality

• They are generally built with more care as the owner is building it with the intention to maintain ownership for the long term. 
• This is in contrast to a condominium which is often sold off the plan or right after it is built to third parties.

Cheaper

• A semi furnished apartment might rent out for 50% of the price of a similarly sized and equipped condo in the same area.
• However, as mentioned above, expect the electricity to cost 6 to 8 Baht per unit, as opposed to roughly 4.5 Baht per unit as the government rate is for condos.

Community

• This may sound a bit odd, but apartments will typically have a lot more Thais living in them, will have the same security guard out the front every day, and you’ll get to know a lot of people.
• Speaking from personal experience, an apartment will give you a much more immersive “Thai” experience.
• Further, as there is generally just one manager or owner, getting tasks done and making impromptu document requests (as is the usual with the Thai bureaucracy) is pretty easy if you have a good relationship with your landlord.

The cons of an apartment is that foreigners cannot own them, so if you start to settle in just know that you won’t have the option to buy in that building.

I am somewhat biased towards apartments, but this is because many foreigners don’t seriously consider them as an option. If you’re looking at a few condos in the area please also consider viewing some apartments as they can be great options.

Houses

I am getting a bit out of my wheelhouse here, but it is possible to find houses for rent in Bangkok.

If you’re near downtown Bangkok, any house is going to have a significant premium. 

If you’re on the outskirts, a house might be a reasonable option but do consider that it will probably be more expensive and require more upkeep.

Further, ensure that your landlord can lodge a TM30 – this is an essential Immigration document that you will need to obtain many more documents to perform a variety of tasks not limited to: Opening a bank account, 90-day reporting, and buying a vehicle.

3. Find and view your potential accommodation

There are a few ways to find them and we recommend using most of them:

• Facebook groups and Marketplace
  • This can go either way – there are co-agents and duplicate listings that agents use as lead generating tools that can be somewhat exhausting when you just want to view a specific apartment.
• Listing websites
  • These can be good to gauge the cost and facilities of certain condos in your area, but the ads are often old and unreliable.
• Google Maps
  • This is grossly underrated, if you’re looking for accommodation in a specific area, turn on satellite and you’ll be able to see all of the apartments and condos that are hiding down all the alleys in your area.
• Walking around
  • If you know where you want to stay, just walk around and door-knock apartments and condos that look good.
  • Thais are very casual and friendly and will happily show you the rooms if you ask nicely.
• Using a real estate agent
  • I don’t personally have experience here, but have heard generally good things.
  • This can be particularly useful if you don’t speak Thai.
  • Do consider that agents operate on commission, so your best interest is not theirs so don’t be afraid to say no or question something if it doesn’t seem right.

When you’re looking at your accommodation consider the following:

• Is there food, a convenience store, and a motorbike taxi stand nearby?
• Does the room have access to a washing machine and water purifying machine?
• How is the security?
• Is there motorbike parking?
• Is the area likely to flood in the wet season?
• Does the agent/landlord seem proactive and attentive?
• Are there workshops, construction sites, or bars nearby?

As for the room itself:

• How is the water pressure in the bathroom?
• Is there a balcony?
• What appliances does the room already have?
• What is the orientation? Are you going to receive the afternoon sun?
• What are the walls made of? Newer builds might only have plaster separating you from your neighbor.

4. Going ahead and signing the contract

Now that you’ve found a room you’re going to have to sign a contract and move in.

Having done this a few times, don’t be foolish but don’t assume the worst in people either.

Contracts tend to be very reasonable and merely a formality. Do note however, that you will likely be presented with a Thai and an English contract – the Thai one will be the legally binding one.

You’re generally going to need to provide the following:

• Your passport so they can make a copy – your landlord is legally bound to notify the Department of Immigration that you are staying there.
• The first month’s rent upfront.
• A security deposit equivalent to two months worth of rent.
  • This is standard, but may vary.

A few things to look out for:

• How much are your utilities per unit? Water may be a fixed rate.
• How long is the contract? Apartments can be monthly, 6 monthly, or annually. Condos tend to be for a minimum of 12 months.
• How many days in advance do you have to notify the landlord that you’re leaving?
• Do the numbers on the Thai and English contract align?

If all seems well and your concerns have been addressed, sign the contract(s) and make sure that you get a copy of them.

5. Moving in

Now that you’ve signed the contract, it’s time to move in.

This step is a bit more self-explanatory, but please learn from my mistake: When you get your rental, treat it as if you’re going to stay here long-term – buy your creature-comforts, decorate the room, get that nice standing desk, and so forth.

You’ve moved across the earth, you’re in Thailand, everything is new and exciting. You owe it to yourself to establish yourself properly and create your own space in your new home.

A few purchases worthy of consideration:

• An air purifier – don’t wait until the AQI takes a turn for the worst as they can sell out then.
• An energy-efficient fan – a fan will typically be under 10% of the cost of operating an air conditioner.
• Warmer lighting – most Thai rooms have harsh LED downlights.

6. General advice

A few tips on getting along with your landlord and neighbors:

• Thais can be noisy neighbors, so if you’re in a plaster walled building you might need to prepare for loud Thai TV shows and music being the norm.
• Be nice to the security guard – they’re the first and last person you’ll see every day and they’ll have your back if you make an effort to say hello and be nice.
• Give your landlord time to do things – if you need a TM30 or other favors allow more time than you might in the West. Thais’ chilled-out nature can sometimes extend into the workplace and not everything happens instantly.
• Leave your laundry basket in front of the machine if your building has shared washing machines – this lets your neighbors put your washed laundry back into the basket if you forget to change.

A couple of closing thoughts:

• Try and pay everything electronically so you have a record of the transaction – a Thai bank account will help here.
• View a few different types of places so you can move forward knowing that you made the right choice.
• A shorter contract might cost more month to month but could be worth it if you aren’t sure if you want to make Bangkok your home.

As always, if you have more questions feel free to get in touch.

Thanks for reading.