Bangkok | Rental Guide

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Thailand Real Estate Rental Information









































Overview
In Bangkok (for example) it is common to use the services of a Property | Real Estate Agent to find a rental condo or home. These Agents are usually area experts and they can assist you finding a range of rental options or help you to negotiate better rental rates. While using a Property Agent is convenient and straightforward, renters should be aware that “Professional Real Estate Licenses” are not required in Thailand to work as an real estate agent. Therefore, property searchers should carefully recheck the credentials and reputation of the professional they are engaging; this can be done by simply checking the website and social media reviews of the Property Agent. In some cases, property agents are also involved with property management and liaising with the landlord - especially if the landlord cannot speak English. The Property Agent’s fees are paid by the landlord; therefore, there are absolutely no finder’s fees or contract drafting fees to be paid!

Property Agent’s scope of services usually include the following:

• Sourcing Properties | Organizing Viewings
• Assisting in the Rental Negotiations
• Preparing Lease Agreements, Inventory Lists and Supporting Photo Inventories
• Assisting during Check-in and Check-out

Rental Rates and Lease Terms
In Thailand, longterm rental properties (12-Months +) are advertised on a monthly rate. The rental period is generally negotiable and flexible. Short term rentals (+/- 6-Months) are available too but the monthly rate is usually 10-20 % higher. Accordingly, potential renters are advised to inform the real estate agent or the property owner once you start a search. Note: Thai Immigration requires a TM30 for longterm visa or visa extensions - signed by the condo owner - from every renter. Please ask for copies and a owner ID and | or the condo blue book.

What is Included in the Monthly Rental Payments
In Thailand, most condos come fully furnished and fully equipped with all electrical appliances (TV, Fridge, Microwave, etc.). However, bedding, linens and general kitchenware are usually not provided. Also, rental rates do usually not include utilities (Water, Electricity, Cable TV and WiFi). Renters may want to budget for additional rental expenses on top of their monthly rent! Renters are also responsible for their own cleaning expenses. Another common cost often overlooked is the servicing of air conditioners; these usually need to be cleaned by technicians every 3-6 months, especially during the summer season or high usage. Renters are not responsible for common area maintenance, management fees, property insurance and residential taxes.

Pet Friendly Accommodation
It can be a lttle difficult to find pet friendly properties in Bangkok. Many of the buildings have strict rules against keeping pets and if a renter is found to be secretly keeping a domestic animal, the building management may put pressure on the landlord to terminate the lease agreement. This may result in the tenant losing their security deposit and having to move out immediately. It is important to note that even with these two options, the renter must have the landlord’s consent to keep a pet in the property.

Rental Scams
The internet is a great resource when it comes to finding your new home. However, there are also a number of Thailand rental scams out there. Unscrupulous individuals are looking to take advantage of unsuspecting people searching for a new home. Renters are particularly vulnerable since many aren’t even aware of the scams being used. If you’re in the market for a new place to rent, keep an eye out for the following scams and take steps to avoid them.

• Fake Credit Check
  One of the most common scams involves a person posing as a landlord requiring you to submit a credit check. They will then either send you a form to fill out asking for personal information or simply ask you to send it in an email. This information usually includes credit card numbers and personal ID numbers that are then sold off or used. This is an extremely popular tactic on websites that do not require any type of personal verification since the scammers want to avoid being detected. Using property portals is the best way to avoid this scam since sellers have to provide contact details before posting a listing.
• Advance Deposits
  Another common online scam involves a landlord asking for the initial deposit before letting someone see the place. They will also request to be paid via Bitcoin or another form of online payment. Overseas renters who plan on moving to a new country are particularly vulnerable to this scam. Remember, never pay a deposit until you have seen the place in person.
• Duplicated Ads
  Some agents take property listings already online; copy and paste the information and photos; and then claim it is their own. This scam is more annoying than nefarious as it is usually done by real estate agents usually working a bait-and-switch angle. You will inquire about the property only for them to tell you it has already been rented out. They will then try to show you other properties they represent.

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The Bangkok Neighborhoods | Districts










This is a huge topic as Bangkok literally has hundreds of neighborhoods to select! However, to keep it simple most Expats relocating to Bangkok tend to live within Central Bangkok or in areas in close proximity to the city’s business and commercial hubs. The easiest way to make sense of the city is by using BTS or MRT Stations. As most Thais and Expats tend to name neighborhoods after the Skytrain (BTS) or Underground Station (MRT) that services the area.The 4 most popular neighborhoods for expats are:

Sukhumvit

The area is named after Sukhumvit Road, a major road artery over which the BTS Skytrain system runs. This large area comprises several neighborhoods and is a popular residential hotspot. It offers a good work-life balance, offering travel convenience and a vibrant range of leisure options. Sukhumvit tends to have a bit of everything for everyone from centrally located luxury accommodation in chic neighborhoods to more budget condos that offer convenient commutes. It benefits from an appealing lifestyle proposition with a range of shopping malls, bars, cafes and restaurants. Neighborhoods in Sukhumvit include:

• Nana
  This vibrant Bangkok neighborhood puts its residents at the heart of Bangkok’s nightlife. The area is host to Sukhumvit Soi 11, which is an eclectic combination of chique restaurants, bars and trendy nightclubs. Nana is also known for its more risqué attractions that cluster around Sukhumvit Soi 4. This part of Bangkok is undoubtedly a favorite, for tourists and the city’s expat community making it one of the most cosmopolitan areas the Capital has to offer! Geographically Nana allows convenient travel to Bangkok’s business hubs, with areas such as Asok and Ploenchit only one BTS Station away. This allows residents to benefit from a terrific work-life balance.
• Asoke
  Asoke has now consolidated its position as Sukhumvit’s Business Center, with numerous International and Local Companies setting up their headquarters in the area. This transformation can be attributed to numerous factors such quality Office Buildings that tend to cluster around Sukhumvit Soi 21 and convenient transport links (I.e. Proximity to the Airport Rail Link and Interchange to the MRT Line). The neighborhood is vibrant during daytime, offering a range of eateries and coffee shops to cater for the office workers. Asoke offers a versatile living experience with retail options such as the ever popular Terminal 21 and chill out spots that come to life after dark. Some notable institutions Restaurant/Bar Hemmingway’s, Glow Nightclub, and Long Table rooftop bar.
• Phrom Phong
  If Asoke has become the place to work and do business, Phrom Phong is now the epicenter of shopping and leisure in Sukhumvit. The area’s BTS Station is connected to the flashy “Emquatier” and “Emporium” Shopping Centers making it a true shopping mecca! This has made the area particularly popular with Bangkok’s Japanese and Korean expat community; Japanese Supermarkets and restaurants catering to these expatriates are in abundance in the area. However these two venues only represent the tip of the iceberg, as Phrom Phong is actually a maze of crisscrossed Sois (Roads) that create one of Bangkok’s most pleasant neighborhoods. Leisure options from quaint coffee shops, trendy art galleries and modern urban eateries are common sight. It is important to note that Benjakiti Park next to Emporium, offers residents one of the few “public outdoor” spaces in Central Bangkok! Sukhumvit Soi 26 is a beautiful tree-lined residential enclave located only a short walk away from BTS Phrom Phong. “Soi 26” also known as Soi Ari, stretches from bustling Sukhumvit to Rama 4 Road; this allows road users to conveniently connect from Sukhumvit to both Lumpini-Wireless and Silom-Sathorn business districts. This amazing convenience, makes this road a popular place to live for both young families and working professionals! Sukhumvit 26’s travel and commuting convenience, is complemented by an incredibly pleasant living experience. The road is peppered with a charming collection of amazing leisure venues. This includes trendy coffee shops such as Casa Lapin, established restaurants such as Indus and independent shops. Residents can also enjoy the K Village Community Mall located toward the Rama 4 side of Sukhumvit 26; this pet friendly open-air mall, offers a range of eateries, shops and a Villa Market for general grocery shopping. The best part of living on “Soi 26” is definitely its walking proximity to Emquartier and Emporium luxury malls located on Sukhumvit Road. These two premiere shopping and leisure destinations offer a range of internationally branded shops, a huge selection of food and an amazing place to relax on weekends. On a final note, anyone looking to live in the area will have a good selection of quality residential projects to consider. The style, specification of units and rental rates of the condos in the Soi are quite diverse and will definitely appeal to a broad range of renters!
• Thonglor
  When referring to “Thong Lo”, residents are usually referring to “Sukhumvit Soi 55”, which is a major artery that connects Sukhumvit Road to Phetchaburi Road. This vibrant road has in recent years seen the mushrooming of commercial activity along Thong Lo Road and its sub-sois. The neighborhood is well-balanced with plenty to do both day and night. During the day Thong Lo has a few Community Malls such as J Avenue and The Maze, which allow local residents to do a bit of shopping while enjoying the weather. Coffee Shops and restaurants specializing in breakfast/brunch are found in abundance. If you are more active after dark Thong Lo Soi 10, has cluster of Bars and Nightclubs such as Muse, Demo, and Funky Villa. Thong Lo is without a doubt Sukhumvit’s hippest and trendiest neighborhood and it attracts a diverse crowd of high-flying professionals (Thai and Expat)!
• Ekkamai
  When referring to Ekamai, residents usually mean Sukhumvit Soi 63 which runs parallel to Soi Thong Lo. This means that the area benefits from overflow in commercial activity from its more commercial neighbor. This neighborhood offers a fascinating contrast in lifestyle! Ekamai does an excellent job of blending “old and new” as well as “trendy and authentic”. Parts of the area remain quaint and old-fashioned; full of Bangkok Style Shop houses, leafy sub-sois and large family homes giving residents a feel for old-style Bangkok. However this is contrasted with a vibrant younger crowd that is attracted by the neighborhood’s hip-bars, chilled coffee shops and contemporary restaurants.
• Phra Khanong
  Phra Khanong tends to be more of a residential neighborhood rather than a commercial center. However its residents tend to be middle-class Thais and commuters that are attracted to its travel proximity to commercial hubs of the City (I.e. Asoke, Phrom Phong, etc.). The areas accessibility and the convenience of travel offered, has not gone unnoticed by the city’s property developers. As they have recently started building a range of Condos and Commercial spaces to cater for the neighborhood’s growing and active resident base. At present the W District a mixed-used (Retail and Residential) offers the area’s residents a range of restaurants, a sky bar and a night market. This landmark project which was launched only a few years ago, epitomizes the areas rapid gentrification.
• On Nut
  The neighborhood nurtures a dense residential area, with a good selection of high rise condos. While the area is predominantly populated by locals, it has become increasingly popular with Expats looking for more affordable housing options. On Nut offers a convenient living experience, with two supermarkets “Tesco Lotus” and “Big C” offering residents food shopping options and a range of eateries. The Area also hosts numerous local markets and food stalls. The BTS allows easy travel from On Nut to Bangkok’s leisure and business hubs; with travel times, to areas like Asoke or Phrom Phong only taking a total of 15-20 Minutes. This makes the neighborhood ideal for commuters and working professionals
• Punnawithi
  Until recently, the area around Soi Punnawithi (Sukhumvit Soi 101) was relatively quiet; sandwiched between the busier On Nut commuter hotspot and the Bangna commercial hub, the neighborhood was relatively nondescript and largely overlooked. It’s underrated nature, allowed the mushrooming of affordable residential options and a peaceful residential community. It’s convenient travel times to Central Bangkok and its relaxed lifestyle, offered an ideal residential option for Thai working professionals and families. However, the laidback area is now in the midst of a big residential and commercial revolution! The primary driver of this massive residential and commercial shift is “Whizdom 101”, a major mixed-use project by Magnolia Quality Development Corporation (MQDC), working in collaboration with True Corporation, one of Thailand’s biggest mobile operators. Envisioned as a city within a city, Whizdom 101 comprises three ultra-modern condominium projects, a 24-hour lifestyle mall, and Thailand’s first technical innovation campus, which is already attracting professionals to work in a variety of cutting-edge industries. True Digital Park, Southeast Asia’s largest innovation Center, is an integrated business ecosystem spanning over 200,000 square meters. Launched in February 2019, it gathers together startups, entrepreneurs, tech companies, investors, accelerators, incubators and government agencies under one roof. Its expansive collaborative co-working space includes a digital public library and innovation laboratory, 3D printing equipment and an integrated learning center. The National Innovation Agency has designated True Digital Park as Bangkok’s first Cyber Tech District. More than 70 startup firms have already announced plans to locate here, 40 percent of which are from overseas, and Google plans to establish a Google Academy. Other significant partners include Amazon Web Services, Epson and Huawei. Next door to the campus is 101 The Third Place, a complementary lifestyle space providing amenities for integrating work and leisure. Hillside Town is a community mall with over 200 restaurants, cafes, and fashion and lifestyle outlets, many of which are open 24 hours. Integrated throughout the complex is 101 Park, a 5,000 square-meter green space, and 101 Track, a 1.3-kilometre network of bicycle lanes and running tracks connecting with BTS Punnawithi Station. Virgin Active Flagship Club includes an outdoor swimming pool, badminton, tennis and basketball courts, and an “extreme sports” park.

Silom-Sathorn

Silom-Sathorn is Bangkok’s financial district and it is often referred to as “Bangkok’s Wall Street”. The area is the official hub for Bangkok’s financial services industry and numerous banks, insurance and investment firms are located in the area. Silom-Sathorn is an area of contrasts from ultra-sleek office towers, high-rise condos and shopping complexes to more charming leafy roads packed with old-fashioned shophouses. The residents of the neighborhood can enjoy a vibrant, trendy and pleasant lifestyle. Neighborhoods in Silom-Sathorn include:

• Saladeng BTS | Silom MRT
  Silom as a neighborhood needs very little introduction, it is the closest Bangkok gets to Wall Street! The area is famous for being the capital’s financial district, with Silom Road being host to both national and international Banks, Financial Firms and Insurance Companies. It is important to note that the area is connected by both MRT (Si Lom) and BTS (Sala Daeng). This makes Silom a prime residential area and is popular amongst working professionals. During day time this part of Bangkok is swarming with office workers, however at night the area comes alive with Si Lom offering an eclectic collection of bars and clubs.
• Chong Nonsi
  Chong Nonsi is an established part of the Central Business District, and it offers some of the most beautiful and iconic skylines in Bangkok. Indeed, the area recently welcomed the launch of MahaNakhon Bangkok’s tallest building, which is within walking distance of the BTS Station. It is important to note that Chong Nonsi BTS Station is connected to the BRT (Bus Rapid Transport) system. On a lifestyle perspective the neighborhood is vibrant and dynamic offering some quality eateries and a range of fine-dining options such as “Le Du, L’Atelier de Joël Robuchon and Namsaah”. A big draw for night owls is “Ce La Vie” (Formerly Ku De Ta) an upscale cocktail bar and nightclub located in the area. Chong Nonsi hosts a wide range of high-quality luxury Condo options and is an ideal residential option for working professionals.
• Surasak
  Geographically sandwiched between the hectic financial district of Silom and the more laidback neighborhoods of Chaophraya, Surasak offers a mix of both worlds (Old and New, Fast and Slow). The area is more peaceful and tranquil compared to its neighbor Chong Nongsi, however it is still a popular residential area for office workers due to its proximity to the business district and more-affordable prices. On a lifestyle perspective the area is pleasant and Surasak offers a good variety of restaurant and eateries such as Blue Elephant or Chef Man. In terms of shopping it hosts the Bangkok Jewellery Avenue and Bangkok Fashion Outlet. The area is also peppered with popular coffee shops and bars.

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The Bangkok Neighborhoods | Districts


Ploenchit | Wireless

Considered one of Bangkok’s most exclusive and attractive areas it offers some of the Capital’s most expensive real estate. The area is home to a multitude of embassies and the headquarters of numerous multinational companies. Ploenchit-Wireless offers a glamorous lifestyle with the presence of luxury malls such as Central Embassy and Central Chidlom. The area also offers residents an indulgent selection of trendy restaurants, hip eateries and independent coffee shops. This makes the area a particularly desirable and comfortable place to live! Neighborhoods in Ploenchit-Wireless include:

• Ploenchit
  This chic and upscale area of Bangkok houses numerous embassies, such as The British Embassy, United States Embassy, The Swiss Embassy to name a few. This has consolidated the area as an exclusive neighborhood for residents in search of a prestigious address. Geographically Ploen Chit starts when Sukhumvit Road ends, meaning that the neighborhood is sandwiched between Sukhumvit and Siam Square, allowing local residents to enjoy the best retail and leisure options Bangkok has to offer. The neighborhood harbors a variety of quality eateries, luxury restaurants and independent coffee shops; residents of Ploen Chit also have access to the ultra-luxury Central Embassy shopping mall.
• Chitlom
  This neighborhood is an established part of “Bangkok’s Central Business District” and the area can be described as classy and trendy. Chidlom can also be considered a shopping mecca, with numerous sophisticated shopping mall options such as Central Chidlom and more local community malls such as The Portico Langsuan. On top of this Chidlom is in close proximity to Siam Square, Ratchaprasong and shopping malls such as Central World, Gaysorn and Amarin Plaza. The area is also host to numerous restaurants, coffee shops and bars thus making it a well-rounded and pleasant residential area.
• Ratchadamri
  Ratchadamri is a thoroughly residential area, offering some of Bangkok’s most luxurious and prestigious Condos. This makes the neighborhood one of the more peaceful and quiet BTS Stations in the capital; making it ideal for working professionals looking to retreat from the hustle and bustle of the capital. To add to the prestigious allure of the neighborhood, condos that face Ratchadamri Road have scenic views over the Royal Bangkok Sports Club (RBSC). These natural and green views add a peculiar sense of serenity to one’s living experience, especially in Bangkok where one’s lifestyle tends to be urban. RBSC has historically been a sports club that hosts a variety of equestrian sports notably Polo, making the club a Bangkok high-society hub.

Rama 9 | Ratchada

Rama 9-Ratchada is a newly established neighborhood and an extension to Central Bangkok. The area is a vibrant business hub with the presence of numerous office towers and shopping malls such as Central Plaza Rama 9, Fortune Town and Esplanade. This makes the neighborhood particularly appealing to working professionals. Rama 9-Ratchada also offers an eclectic lifestyle and it is well-known for its nightlife attractions such as the Ratchada Night Market, RCA and Ratchada bars. The area offers a range of modern accommodation options from famous developers such as Ananda and AP Thai. Neighborhoods in Rama 9-Ratchada include:

• Rama 9
  Rama IX is a rapidly evolving Bangkok neighborhood, with a vibrant commercial and residential community. It’s fast-paced transformation and unique lifestyle has earned it the unofficial title of “Bangkok’s next CBD” by real estate professionals. On a commercial aspect Rama IX currently harbors Thailand’s Stock Exchange at 93 Ratchada; on top of this, numerous local and international businesses are gradually relocating their headquarters to this neighborhood. This has in turn fuelled the development of a slew of A-Grade Office Towers (I.e. AIA Building). Rama IX offers residents a comfortable lifestyle with a wide-choice of quality and modern Condos from both established and independent developers (Such as Ananda, Sansiri, AP (Thai), etc…). This residential boom has also had a positive impact on the expansion of leisure and retails options for local residents. The area currently offers a range of shopping centers (Central Rama 9 and Fortune Town) the neighborhood also hosts numerous eateries and independent shops.
• Ratchada
  Usually referred to as the Ratchada neighborhood; the area is rapidly transforming into an up-and-coming business and residential hub! Ratchada is located in close proximity to the Grand Rama 9 Mega Project that includes several landmark developments such as the completed G Tower and upcoming Rama IX Super Tower. On top of this the neighborhood is home to a range of quality office towers. This has consolidated its position as a prime office location that has attracted several national and international companies. In terms of local lifestyle, residents of Ratchada are spoilt by a range of leisure venues. This includes two shopping malls notably The Street Ratchada and The Esplanade. The area also host the Ratchada Night Market and offers an eclectic night life with a range of restaurants, bars and clubs. This vibrant balance of commercial and residential elements has fuelled a Condo development boom. Several Condos by established developers are located or currently being developed in the area.

Alternative Hotspots

Do you have an adventurous streak?… Would like to explore more “local” or even “non-commercial” neighborhoods with an authentic vibe?

• BTS Saphan Taksin
  Is the last station on the west bank of the Chao Phraya River. It is an important interchange station, with Sathorn Pier allowing travellers to connect to the Chao Phraya Express Boat network. This network of shuttle boats allow travellers to connect to different parts of the scenic and stunning riverside. The Saphan Taksin neighborhood, offers a laid-back environment with a charming old-world Bangkok vibe. The area host numerous luxury riverside hotels such as The Mandarin Oriental and the Shangri-La Hotel. In terms of retail options residents and visitors can visit the local Robinson Department Store and River City Mall. The area is also packed with a huge selection of dining options from local eateries to chic international restaurants, independent coffee shops and a selection of trendy bars.
• Thonburi
  Thonburi is an expansive residential district located on the west bank of the Chaophraya River. The neighborhood is of historical importance, as it was briefly Siam’s Capital after the destruction of Ayutthaya by the Burmese. As a result of this, it is packed with remnants of its historical significance such as Temples and ancient landmarks. In recent times with most of the development and commercial activity having shifted to the Central Business District (I.e. Sukhumvit), Thonburi is considered a quiet and peaceful residential Bangkok suburb. The area is particularly popular with Silom-Sathorn working professionals, due to the area’s affordability and good-value lifestyle. The area is experiencing rapid urban transformation and gentrification, with the development of a slew luxury riverside residences and the recently welcoming the Icon Siam Luxury Mall!
• Talat Phlu
  is located in the peaceful Thonburi District and is largely regarded as a local Thai neighborhood. Residents can conveniently travel to the Silom-Sathorn business district by road or via the BTS Skytrain Network. The area offers a laid back lifestyle and is famous for its huge selection of delicious street food stalls and markets that cluster around Thoet Thai Road (Soi 18-25). Local residents can also visit The Mall Thaphra a shopping and entertainment complex, conveniently located in close proximity to the BTS station.
• Huai Khwang
  Located only a few MRT Stations away from the bustling Rama 9-Ratchada and Asoke business districts, the area has transformed into a vibrant residential hub. It is especially popular with young professionals, that are attracted to the area’s convenient commutes and affordable housing options available. As a result Huai Khwang is rapidly transforming into a desirable and eclectic neighborhood. At present the area offers a pleasant lifestyle with a range of restaurants and coffee shops. The area is particularly vibrant in the evenings with the Huai Khwang Night Market, extensive range of street food stalls and eateries. Huai Khwang also offers a range of night life venues such as clubs and bars catering to the young professionals residing in the area.
• Ratchathewi
  Is geographically located on the intersection between Phaya Thai and Phetchaburi Road dubbed the “Ratchathewi Intersection”. The neighborhood is conveniently located and benefits from its proximity to Siam (Only 1-BTS Station away) and Pratunam (Located within walking distance) leisure and shopping areas. It’s prime location, has transformed this neighborhood into an appealing and popular commuter hub for the city’s working professionals. Ratchathewi is a popular retail hotspot with landmark shopping destinations such as Pantip Plaza (Electronics), Platinum Fashion Mall (Wholesale Fashion Centre) and Pratunam Market (Bangkok’s largest clothing market). It also offers an eclectic nightlife scene with Coco Walk and its rows of Thai pubs located right next to the BTS Station. This diversity of entertainment options and vibrant lifestyle complemented the availability of quality housing makes Ratchathewi a popular residential and leisure district!
• Phahon Yothin
  Phahon Yothin is a neighborhood located in North Bangkok, the area is named after Phahonyothin Rd a major artery that stretches from Victory Monument to Viphavadi Rangsit Road. The area is a popular residential neighborhood and is a convenient commuter hub, that offers fast travel times to Bangkok’s business districts. Residents enjoy a convenient and comfortable lifestyle, as the area offers a wide range of shopping malls notably Central Plaza Lardprao, Union Mall and Major Cineplex Ratchayothin. On top of this, a large collection of eateries, coffee shops and bars have mushroomed in the area, to service Phahon Yothin’s booming residential community. The Chatuchak Weekend Market (JJ Market), South East Asia’s largest outdoor market is the area’s biggest attraction. As its name suggests, it is only open on weekends and visitors can buy (…and haggle) on a huge range of products!

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Bangkok’s Most Expensive and Exclusive Neighborhoods

A truly desirable and appealing area is expensive because it manages to blend an amazing lifestyle with a combination of a central location, convenience and luxury residences. These unique qualities are found in abundance in only a few exclusive and expensive neighborhoods of Bangkok.

#1 Hot Spot | Thonglor

The Thonglor allure is understandable, it has cemented its brand as Bangkok’s socialite hangout spot, it hosts some of the Capital’s top dining and nightlife venues along Sukhumvit 55 Road (Soi Thong Lo). With some comparing the area to London’s Soho or even LA’s Beverly Hills; Thonglor’s side roads are populated by a charming selection of eclectic restaurants, coffee shops, bars, clubs and community malls. Property prices have skyrocketed in the area with Plus Property recently stating that average prices of new launches have hit an all-time high of THB 325,000 per square meters. Thonglor offers a selection of ultra-luxury residences such as Tela Thonglor - by Gaysorn Property, The Bangkok Thonglor - by Land and Houses and Khun - by Yoo by Sansiri. Thong Lo offers one of Sukhumvit’s most eclectic and vibrant residential experiences.

The glitzy reputation has positioned the area as a prime commercial destination, and the area often welcomes the launch of new restaurants, bars, clubs, etc. On top of this, Thong Lo is located in the heart of Sukhumvit and is geographically well-positioned. Popular areas such as Phrom Phong and Asoke are located only a few BTS stops away. Road users can access Rama 4 Road, Sukhumvit Road and Phetchaburi Road with relative ease and connect to other parts of Bangkok City. This makes the area particularly appealing for commuters and working professionals.

This balance between good geographical location, convenient transport options and amazing leisure venues has transformed Thong Lo into a massively desirable address. This residential popularity means that Condo options tend to be high-end often offered at premium prices (Sales and Rental). The neighborhood offers amazing work-life balance to its local residents. Usually most of the commercial activity is concentrated on Sukhumvit 55 Road (Soi Thong Lo) and its sub-sois. As briefly mentioned above, the area hosts a multitude of eateries and dining options; offering different cuisines such as Thai, European and even a cluster of Japanese restaurants.

Thong Lo also hosts a variety of Community Malls (Open Air Malls) aimed at servicing the local residents. These include: J Avenue Mall - offers a range of retails shops, eateries and coffee shops. The shopping complex also houses a Villa Market where Thong Lo residents can go grocery shopping. Its open air environment makes it an ideal weekend hangout spot. The recently launched Maze commercial complex (Located on Thong Lo Soi 4), offers a range of restaurants and coffee shops. Courtyard 72 - comes alive after dark, as it hosts some of Thong Lo’s most exciting nightlife spots. For anyone interested in a glitzy drinking and partying experience Courtyard 72 is a must-go! The Commons - is a architectural marvel, hosts a range of quality eateries offering a varied selection of cuisines. Designed with a “Market” concept, diners can select their food from different “Stalls” creating a charming eating experience. For those after a more traditional dining/lunch experience the Mall also offers other conventional restaurant options and a handful of shops.

Thong Lo has cultivated a reputation for being Sukhumvit’s classiest nightlife hotspot. Most of the top bars and nightclubs cluster mid-soi (Around Thong Lo Soi 10). The venue options tend to be extremely varied from chilled and relaxed bars to more vibrant clubs. It is important to note, that while Thong Lo is a popular after-dark destination, it is a well-balanced and a respectable residential address. Young families with children will have no issues raising kids in the area; especially due to the fact that there are several leisure venues available catering to a family-friendly crowd.

“Location, Location, Location”, is a Property Investment philosophy that explains Thong Lo’s success as an investment hotspot. The neighborhood offers residents a good combination of convenient travel/commuting options (BTS and Road), amazing locally-located leisure options and quality residential condo options. Over the years, Thong Lo has cultivated an image of being a desirable location for dynamic working professionals. This has in turn resulted in a cycle of new Commercial launches (I.e. New Community Malls, Restaurants, Bars, etc.) and this has positively encouraged residential developers to launch new condo projects. Over time this has consolidated Thong Lo’s position as one of Bangkok’s top residential addresses. While already an established area, Thong Lo will gradually continue to see the launch of new residential and commercial projects. In the medium | long-term these local developments will continue to drive the market upwards.

On a Rental basis, the neighborhood offers a constant and stable supply of new tenants. It is important to note that since rental-rates are on the high-end of the scale, the rental market tends to be comprised mainly of expats (A favorite for the Japanese Expat Community). Rental Yields offered tend to be around 4-6%, which is a Bangkok-wide average. While this is a rule that can apply to most areas in Sukhumvit, it is important to note that Condos located close to Thong Lo BTS tend to benefit from a large proportion of the rental demand. On a Capital Appreciation basis,

Thong Lo offers an interesting investment case as developable land is starting to become scarce. This is especially the case mid-soi (Sukhumvit 55), where Thong Lo’s top leisure venues are located. This tight/limited supply of land plots is likely to put upward pressure on prices for new and second-hand residential developments over the coming years. The neighborhood has been an established part of the Central Business District and on the radar of numerous residential developers for many years. Thus the area has benefitted from different waves of property development. This has transformed Thong Lo into a varied residential neighborhood with a combination of older developments on one end to more modern functional residences on the other. On top of this, tenants and buyers can get access to residential projects completed by both large listed developers and more independent companies.

• Phrom Phong
  A luxury residential enclave in the heart of Central Bangkok, Phrom Phong offers one of the most relaxing and pleasant residential environments in the Capital. The neighborhood derives its charm from its intertwining “Sois” that harbor an exciting collection of independent restaurants, coffee shops, café, and bars. Giving the area a unique and pleasant community vibe that offers surprising respite from the hustle and bustle of daily life. Its already home to two luxury malls notably Emporium and EmQuartier developed by The Mall Group. Interestingly, the commercial developer is ambitiously planning to transform the neighborhood into the Capital’s premier luxury shopping district, with the development of Emsphere a third luxury mall currently underway.
• Silom
  Silom is an established part of Bangkok’s old Central Business District, giving it a prestigious and affluent living environment. The neighborhood’s leafy side roads are home to a multitude of shops, restaurants, clubs and bars offering a pleasant lifestyle to its cosmopolitan residents. Silom is an important business and commercial hub with several A-Grade Office towers such as the Thaniya Building, United Center and Liberty Square to name a few. It is also host to several luxury condo projects, the most notable being Saladaeng One by SC Asset. This combination of convenience, proximity to business hubs and luxury lifestyle has caused local real estate prices of Silom to skyrocket!
• Chong Nonsi
  Chong Nonsi is Bangkok’s financial center and Sathorn Road hosts the headquarters of several banks, insurance companies and investment firms. With many comparing the neighborhood to the local equivalent of London’s “City” or even New York’s Manhattan. The area is famous for its iconic skyline, especially with the presence of the pixelated MahaNakhon, currently Thailand’s tallest tower. Residents can choose from a wide selection of ultra-luxury residences such as The Met, The Infinity and The Sukhothai Residences. Chong Nonsi offers a cosmopolitan lifestyle with a vibrant selection of classy and trendy leisure venues.
• Chidlom
  Chidlom is a top luxury lifestyle address in the heart of Central Bangkok. The neighborhood offers a glamorous and trendy lifestyle experience. Chidlom’s Langsuan Road is packed with world-class restaurants and trendy hangout spots. The area also offers its affluent residents a selection of luxury leisure destinations such as Central Chidlom and Velaa Sindhorn Village. A highly appealing benefit of living in the area is its close travel proximity to Siam’s famous Ratchaprasong shopping hub! Chidlom features a diverse selection of luxury residences such as Q Langsuan and SC Asset’s super-luxury 28 Chidlom where condos are selling at the average price of Bt 350,000 per square meters.
• Ratchadamri
  Ratchadamri is a prestigious and exclusive address. It is famous for its lush green environment, as it hosts two expansive greenspaces notably Lumpini Park and The Royal Bangkok Sports Club. Racthadamri is an established area and it is home to Bangkok’s first race course The Royal Bangkok Sports Club; this private sports club also features a golf course and private clubhouse that is frequented by Thailand’s elite. The neighborhood’s reputation as an established high-society hangout spot is a huge part of its appeal. It also offers a convenient lifestyle as it is located in close proximity to Siam and its famous retail and leisure attractions. Developable freehold land is incredibly rare in this neighborhood, meaning that residences in this part of Bangkok have been on an upward trend in recent years. Luxury residences in Ratchadamri include 185 Rajadamri and The Residences at The St. Regis Bangkok.
• Ploenchit/ Wireless Road
  Ploenchit and more specifically Wireless Road is without a doubt, Bangkok’s super-luxury destination. It hosts the embassies of several countries notably the United States, Switzerland, Japan, etc. There are also several A-grade office towers such as Park Ventures Ecoplex and All Seasons Place thus giving the area a luxury cachet like no other! Interestingly, the area is still undergoing massive transformation with the construction of the “One Bangkok” mega project underway on Wireless Road and the acquisition of the British Embassy site that will reportedly be redeveloped into a luxury mixed use project by the Central Group. As a result, Ploenchit claims the incontestable title of being the Capital’s most exclusive neighborhood. This is reinforced by the fact that Bangkok’s most expensive residence 98 Wireless by Sansiri (Average sales price of Bt 550,000 per square meters) is located in this ultra-expensive neighborhood!

[Sundance2020]

Bangkok Average Rental Rates


















































Westerners moving to Bangkok, Thailand often want to know what’s the rent of an average apartment in Bangkok. That’s actually not an easy question to answer as there are all types of apartment for all types of budget, depending on how much you want to spend on rent and where you want to live. For a breakdown of each apartment rental type though, and the average cost you can expect to pay, read on.

• 4,000 THB Per Month or Less per Month
  For 4,000 THB per month, approximately $135, there are varies options for renting an apartment in Bangkok, Thailand.
• 2,500 - 4,000 THB per Month
  Will rent you a one room ‘apartment’ in a Thai-style building. The buildings are usually clean and well taken care of, and some have security too. However, your apartment will be a one-room box with a Thai-style bathroom. A Thai-style bathroom is one where the shower head isn’t separated from the rest of the bathroom. This means it wets the entire bathroom, including toilet and sink, when you shower under it and you’ll be paddling for a couple of hours afterwards every time you go into the bathroom, until the water has time to drain. (Personally, I couldn’t live with a Thai-style bathroom for longer than a couple of days, but a lot of westerners in Bangkok do). The room will usually have a refrigerator but no cooking facilities. You’ll have to do what the Thais do and buy a small gas grill (like a camping stove), which they use to cook outside on the balcony. These rooms are available in either downtown Bangkok or out in the suburbs. The further into the suburbs you get, the cheaper the price. These rental apartments in Bangkok always come fully furnished. 4,000 THB per month can also get you a 4-room townhouse in what the Thais call a ‘moobaan’, a sub-division, if you’re willing to live out in the boonies, a long way from downtown Bangkok. These are unfurnished though, usually, so you’ll have to spend a few hundred or a few thousand dollars outfitting the place – which is fine, if you plan on being in Bangkok permanently.
• 5,000 - 12,000 THB per Month
  For about 5,000-12,000 THB per month, you’re looking at a much nicer lifestyle. Depending on the area you live in, you can rent either a one or two bedroom apartment, with kitchen and usually western-style bathroom. 5,000 THB per month will get you a one bedroom apartment at the far end of the sky train, around 20 minutes from downtown Bangkok. 12,000 THB will get you a one to two bedroom apartment in a lovely building, close to a sky train route, with a kitchen, western style bathroom and probably swimming pool and gym. These are all in the suburbs though, as there’s little in this price range in downtown Bangkok, unless again, you want a one-room box. 5,000-11,000 THB per month will also rent you a larger town house in the suburbs of Bangkok and, for around 11,000 THB, some of them are furnished also.
• 13,000 - 22,000 THB per Month
  Now you’re really getting into the ‘nice’ apartment range. For between 13,000-22,000 THB per month, you can move into a one bedroom apartment in downtown Bangkok, close to all the shopping malls, upscale restaurants and bars, as well as next to the sky train or underground lines. 22,000 THB may even get you a two-bedroom apartment, if you look carefully enough. These will all be in western-style buildings with nice bathrooms, kitchen facilities and laundry facilities, as well as cable TV and internet access.
• 23,000 - 40,000 THB per Month
  23,000-40,000 THB per month is getting into the truly luxurious realm with enormous western-style apartment buildings right in the center of downtown Bangkok. These apartment buildings have upscale restaurants, nice shops, travel agents, gyms, swimming pools and are ideally located for anywhere you want to go. The apartments themselves are large, fashionably decorated and furnished and often with stupendous views.
• 40,000 - 50,000 THB per Month
  If you can afford above 40,000 THB per month you’re really going to be living in style.
• 50,000 - 75,000 THB per Month
  With a budget of 50,000 to 75,000 THB per month, you’ll be able to rent a two-bedroom condo in some of Bangkok’s most luxurious buildings. Most condo buildings with units in this price range have facilities on par with a five-star hotel, as well as excellent locations. If you prefer a larger unit in a less glamorous building to a mid-sized unit in a world class condo development, you can also easily find a large three-bedroom condo in a 5-10 year old building that’s comfortably within your budget. You’ll also be able to afford some mid-sized duplexes and corner apartments with great views over the city.
• 75,000 - 120,000 THB per Month
  For 75,000 to 120,000 THB per month, you’ll be able to rent a large three-bedroom unit in one of Bangkok’s top condo developments or a penthouse in a mid-tier condo building. You’ll also have no problems paying the rent for a spacious new four-bedroom family home outside the city. Compared to the 50,000 to 75,000 THB per month price bracket, apartments priced at 75,000 THB or more per month are usually larger, with extra bedrooms and larger living spaces. They’re more likely to be located on the corners of buildings and offer a 270 degree view of the skyline. At the high end of this price range, you’ll also be able to rent some of the smaller units in super luxury developments that feature private swimming pools and wraparound balconies.
• 120,000 + THB per Month
  If you have a budget of 120,000 THB per month or more, you’ll be able to rent a huge condo in one of Bangkok’s most exclusive buildings. Most units in this range are either duplexes, corner units or penthouses, often with features like private plunge pools. Condos in Bangkok can extend well into the hundreds of thousands of baht per month, meaning you’ll be able to spend as much as you can afford to on accommodation.

Don’t forget, although many of these prices seem low compared to western countries, salaries are much lower in Bangkok too. With average Thai salaries being in the 8,000-10,000 THB per month range, and an average English teacher making 40,000 THB per month, unless you’re a true expat working for an international company on 200,000 THB a month or more you’re more than likely going to be looking in the 4,000-13,000 THB range. That means you’ll still be renting a very nice apartment in a good area of Bangkok.