Renting a Condo in Pattaya: What I Tell Every Renter

My best advice for anyone renting a condo in Pattaya is simple: choose the right development, not just the right room.

Why does the building matter more than the room?

A lot of people fall in love with the condo itself and don't think enough about the development around it. But the facilities are a big part of what you're renting.

Take Panora as an example. The rooms are very nice, but the facilities are poor compared with other condos. The swimming pool is in the shade, so it's cold all the time, and nobody uses it. Small things like that make a real difference once you've signed for a year, so look at the whole project, not just the unit.

How long are condo rental contracts in Pattaya?

Twelve months is normal. I'd say around 80% of landlords want a 12-month contract. The ones that accept six months are usually owners whose property has been on the market for a while without any takers, and a six-month renter will normally pay a little more.

How much deposit do you pay?

For a 12-month rental, the usual upfront cost is two months' deposit plus one month's rent in advance.

Why do people lose their deposit?

Getting the deposit back is one of the most common problems, and it usually happens to people who didn't use an agency. They rented direct from the owner to save money, or through a freelance agent, and when it's time to get the two months back there's a disagreement and the owner withholds it.

That's where a proper agency earns its keep. It acts as the mediator and negotiator: someone in the room with no emotions and no history attached, looking at the situation with a fresh pair of eyes. That protects the owner as well as the renter.

Do renters pay an agency fee?

No. The owner pays the agency's introduction fee, and there's nothing for the renter to pay. The only exception is if you agree to rent somewhere and then back out before signing the contract. Some owners or agencies will charge a cancellation fee, because the property has been taken off the market.

Are electricity and water charged at a markup?

Almost never these days. In my experience, around 99% of rentals charge electricity and water at the standard government rate. Owners who add a premium struggle to rent their place out once renters find out, and it isn't really allowed anyway.

How much does it cost to rent a condo in Pattaya?

As a ballpark, budget around ฿20,000 a month. Across East Coast Real Estate and Alan Bolton, our historical average comes out at just over ฿18,000, and that's for the typical renter taking a one-bed of 30 to 45 square metres.

For what each neighbourhood is like, see the best area to live in Pattaya, and for the rest of your monthly budget, Is Pattaya Expensive? If you're thinking of buying instead, read buying a condo in Pattaya as a foreigner.

When you're ready to look, East Coast Real Estate can show you what's available.