The standard: 12 months and 2+1
The typical Thai contract is 12 months, with two months' deposit and one month upfront on signing. For a 19,000 ฿ studio, that's 57,000 ฿ (≈ 1,500 €) on day one. Shorter contracts exist, but they cost 10–20% more per month — and in tourist areas, quite a bit more.
The expat rental stock is almost all furnished condos: you arrive with two suitcases and move in. What the photos advertise usually exists; what doesn't show in the photos (water pressure, construction next door, real wifi) is what you check during the viewing.
The three classic traps
1 · Inflated electricity
The official electricity rate is around 4.5 ฿ per unit; some buildings and landlords resell it at 7–8 ฿. With Thai-style air conditioning, the difference is 40–60 € a month — more than many rent "discounts". Always ask: "electricity per unit?". The good answer is an official meter (government rate) in your name.
2 · The deposit that never comes back
The national sport of bad landlords is deducting 2019 scratches from your deposit. The vaccine: photos and video of the whole apartment on move-in day, sent to the landlord in writing (LINE or email) so there's a date on record. On move-out, be present at the inspection and get the professional cleaning invoice if the contract requires one.
3 · The contract in Thai
Contracts come in Thai or in a rushed English translation, and the early-termination clauses are where they bite: losing the entire deposit for leaving a month early is standard if it isn't negotiated. Translating the contract before signing isn't paranoia: it's step 4 of what we do.
What you can negotiate (more than you think)
- Price: on 12-month contracts, a 5–10% discount is normal; in low season or half-empty buildings, more.
- Extras: included wifi, monthly cleaning, a new mattress, a parking spot. Landlords prefer giving extras to lowering the number.
- On the islands: 6–12-month contracts close with a 10–20% discount over the month-to-month price — stability is worth paying for where everything flirts with vacation rentals.
- Paying upfront: offering 3–6 months in advance opens up serious discounts, especially with private landlords.
The tenant's paperwork
- TM30: the landlord must register your stay with immigration. Ask for the receipt: you'll need it for visa extensions and other procedures. If the landlord "doesn't know what you're talking about", that's a bad sign.
- Copies of the contract: signed by both parties, with an inventory attached. To open a bank account or get your driving license, you'll be asked for the contract as proof of address.
- Receipts: pay by transfer, never cash without a receipt. Your payment history is your insurance in any dispute.
How much apartment 500–900 € gets you
To calibrate: in Bangkok, a 35 m² studio with a pool and gym next to the BTS runs around 19,000 ฿ (500 €), and stepping up to a 50 m² one-bedroom is about 34,000 ฿ (900 €). With that same money you get a bigger condo in Phuket or a small house with a garden in Hua Hin and Chiang Mai. The city guides have tables by neighborhood, and the calculator includes the 2+1 deposit in the landing cost.
Frequently asked questions
How much deposit do you pay?
Two months' deposit plus one month upfront: for a 19,000 ฿ studio, about 57,000 ฿ (1,500 €) on signing. 12-month contracts are the norm.
What's the electricity trap?
Charging 7–8 ฿/unit for electricity instead of the official rate (~4.5 ฿). With air conditioning that's 40–60 € extra a month. Ask before signing.
Can you negotiate?
Yes: 5–10% on annual contracts, extras (wifi, cleaning, furniture) and discounts for paying upfront. On the islands, 10–20% for signing 6–12 months.