Rental yield calculator · free

What will a home in Thailand really earn you, after every cost and tax?

Each country’s buying duties, yearly charges and tax on rent come from our Library, read at the government’s own pages and dated. You type only what the market sets: the rent, the building’s charges, the agent and the loan.

Your home in Thailand

Example: a Bangkok condo bought under the foreign quota. Change any figure.

Where, and who is buying

Where

You are

The home

PriceTHBTreasury appraised valueTHBFees and land tax are on this official value, not the price.Your share of the 2% transfer fee%Buyer and seller agree who pays; half each is common.

The rent You type

Monthly rentTHBMonths let in a yearof 12

TenantDecides who must keep back tax from the rent.

Let by the night or week?

Running it You type

Common area fee, a yearTHBAgent’s fee for a new tenant, a yearTHBManagement, % of rent%Insurance and other, a yearTHBLawyer and other buying costsTHB

Loan and tax

LoanTHBYour other Thai income, a yearTHBSets the tax band.

Your yield

3.62%a year after every cost and Thailand tax, on the THB 6,045,000 you put in. Before finance.

Advertised (gross)5.00%

After costs3.62%

After tax3.62%

Total to buyTHB 6,045,000

Your first year, in cash

Rent for 11 monthsTHB 275,000Tax kept back from the rent−THB 41,250Yearly costs−THB 56,175In your accountTHB 177,575Back when you file your return+THB 41,250

THB 41,250 is kept back; your real tax is THB 0.

You get the difference only after filing a return in Thailand. Filing every year is what turns this back into yield.

Every figure, with its source

What went into 3.62%

Figures with a source come from our Library, read at the official page on the date shown. The rest are yours.

Land Office transfer fee, your 50% shareTHB 45,000Department of Lands · 26 Oct 2026

Land and Building TaxTHB 900Royal Decree on Land and Building Tax Rates B.E. · 26 Oct 2026

Common area feeTHB 30,000You typed it

Agent’s fee for finding a tenantTHB 25,000You typed it

Stamp duty on the leaseTHB 275Revenue Department · 26 Oct 2026

Thai income tax on the rent (30% deduction, THB 60,000 allowance)THB 0Revenue Department · 26 Oct 2026

Tenant keeps back 15%THB 41,250Revenue Department · 26 Oct 2026

If the rent or the empty months change

Your yield after costs and tax, with the rent 10% lower to 10% higher.

3.17%-10%

3.39%-5%

3.62%Yours

3.85%+5%

4.07%+10%

One more empty month: 3.21%.

Rules to know in Thailand

In Thailand foreigners together may own at most 49% of the total floor area of all units in a condominium building, and the Land Office registers a foreign purchase only if existing foreign owners plus the buyer stay within that limit on the day (Condominium Act sections 19 bis and 19 quater). Department of Lands · 26 Oct 2026

In Thailand non-residents may freely bring in funds for direct and portfolio investment and freely repatriate those investments, and authorised banks generally ask for supporting documents for transactions of USD 200,000 or more (Bank of Thailand exchange control regulation). Bank of Thailand · 26 Oct 2026

How it works

Official rules, your figures, nothing guessed.

Advertised (gross) yield is a full year’s rent divided by the price. After costs takes off the months empty and every yearly cost, and divides by the price plus every buying cost. After tax also takes off the tax on the rent in the country where the home is, worked out with that country’s own bands and allowances for someone in your position.

Tax at home on the same rent: our free Tax guide works it out for ten home countries. Loan interest is shown separately, as the yield on your own money.

A planning tool: it works the yield out from the published rules and the figures you type. Currency movement, price growth, furnishing and the cost of selling sit outside it, and an advisor checks every figure for your own unit and date.

The yield is a starting point

Talk through this property’s numbers with an advisor.

A free 15-minute call: an advisor checks the rent evidence, the building’s charges and the title behind the yield, and tells you what the figure rests on.

Talk to an advisor