Asked by an investor

“What rental return can I realistically expect from a condo?”

My answerShane Ruddle, 20+ years in Pattaya

Realistically 5 to 6% a year over ten years, once you take out maintenance, wear and tear and empty months.

If you're lucky, 7 or 8%, but to get that you have to have bought really smart, with a bit of luck on location too.

The people I've met who made money from property here didn't do it through rent. They made it on the purchase: the right building, in an area on the way up.

One good long-term tenant, with an agency managing it, is a fairly passive income. Short-term letting is a lot more hassle and many buildings don't allow it.

Up to date as of November 2026. Rules in Thailand change often, so check the current position before you act.

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Buying a Condo in Pattaya as a Foreigner: What I Tell Every Buyer

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More questions: Buying & sellingAll 43 questions →
Buying & selling · Asked by a buyer planning a first visit“Can I actually buy a condo in Pattaya as a foreigner, in my own name?”Yes. Foreigners can own a condo unit outright, in their own name, as long as it's in the building's foreign quota.My full answer Buying & selling · Asked by a buyer looking at a new development“The agent says the foreign quota in a building is almost full. How does the 49% actually work?”The 49% is counted by floor area, not by the number of units, so what's left depends on the size of the units still available.My full answer Buying & selling · Asked by a couple who want a garden“Can I buy a house with a bit of land as a foreigner?”Not the land. Foreigners can't own land in Thailand, and my honest advice to anyone who wants a house is to rent one.My full answer Buying & selling · Asked by a buyer looking at villas“Is a 30-year lease on a house safe? The seller says it renews for another 30.”The 30 years are well protected. The renewal promise is the part I wouldn't count on.My full answer Buying & selling · Asked by a married couple“My wife is Thai. Should we just buy the house in her name?”You can, but think hard about what happens if the marriage ends, and get independent legal advice first.My full answer Buying & selling · Asked by a first-time buyer“What fees will I pay on top of the price when I buy a condo?”The seller pays the agency's commission. The transfer fees at the land office are usually split 50-50.My full answer