Rent out an apartment in Pattaya

Rent out your property in Pattaya

Want to rent out your apartment or house in Pattaya long term while living abroad? We find the tenant, run the viewings without you, screen the tenant and prepare the contract. Photography, listing and viewings are free. You pay once — one month’s rent on a one-year contract, and only after move-in. After that we can manage the property: payments, repairs and a report on every payment.

What we do at no cost

Our fee

For a one-year contract our fee is one month’s rent, charged once, after the tenant moves in. Until a tenant is found, you pay nothing. Shorter terms are agreed separately.

Who pays for what

All terms go into the contract before move-in — no disputes about who pays for what later.

Property management in Pattaya

Beyond finding a tenant we can run the apartment: payments, repairs, cleaning between stays and dealing with building management. Terms agreed individually.

Which properties we take

We take units ready to let: working appliances and plumbing, functioning air conditioning, furniture in decent condition. If a unit needs serious renovation — usually older stock ten years and up — the owner brings it up to standard first.

What sets the rent

Rent is set not by square metres but by a few things a tenant judges in the first minutes of a viewing.

Area and distance to the sea. Apartments within walking distance of the beach in Jomtien, Pratumnak, Wongamat and the centre let faster and for more. Rents in East Pattaya are lower, but families take homes there for longer and renew more often.

The building. A pool, gym, security, parking and well-kept common areas often matter more to a tenant than the unit itself. A new, well-maintained building commands a higher rent than an older one with the same floor area.

Condition and furniture. An apartment with modern furniture, working air conditioning, a washing machine and a decent mattress lets without long haggling. Worn furniture and stained walls cut the price by more than replacing them would cost.

View and floor. A sea view adds noticeably to the rent; a high floor adds less, but it helps.

Before listing, we compare the apartment with similar offers in the same building and nearby and name a realistic rent: one at which it lets within a month rather than sitting empty for half a year.

Pattaya areas: who rents and for how long

Jomtien. A long beach, many buildings with pools, calmer than the centre. Tenants are couples, retirees and remote workers, often for six months or longer. High season, October to April, noticeably speeds up the search.

Pratumnak. A quiet hill between the centre and Jomtien, small beaches, greenery. Tenants pay more for quiet and a view and expect the apartment in good condition.

Central and North Pattaya, Wongamat. Shopping malls, restaurants and Central Beach nearby. Demand is year-round, with many short leases from one month. For an owner that means a fast search but more frequent tenant changes.

East Pattaya. Houses and villas with gardens and pools, international schools close by. Families rent, usually for a year, and many renew. For a house it is important to agree pool and garden maintenance in advance.

Na Jomtien and Bang Saray. Further from the centre, quieter, closer to nature. There are fewer tenants, so the right price and good photos matter most.

Long-term lease or monthly

A one-year lease. One tenant for the year, less wear, fewer empty weeks and less hassle with cleaning and move-ins. The monthly rent is lower than for short lets, but the annual income is usually steadier.

Leases from one to six months. The rent is higher, especially in high season, but there are gaps between tenants, and cleaning, utility settlements and condition checks come round more often. This suits apartments near the sea in popular areas.

Nightly rentals are not allowed in most buildings: house rules and the hotel law forbid them. We work with terms from one month.

Which format pays better for your apartment we calculate at the start, by area, building and season.

How to prepare the apartment for letting

1. Check the appliances: air conditioners (cleaning before move-in is a must), water heater, washing machine, fridge, stove.

2. Replace anything that looks worn: mattress, curtains, bed linen, towels. It costs little but noticeably lifts the rent.

3. Do a deep clean and remove personal belongings. A tenant should see an apartment they can live in from day one.

4. Put together a set of keys, access cards and remotes. Each tenant needs a complete set.

5. Check there is no debt for building maintenance. With a debt, the management office may block the access card or the water.

If you are abroad, we can arrange all of this ourselves: an air-conditioning technician, cleaning and photos after the preparation.

Documents and the owner’s obligations

To let a property you need: a copy of the owner’s passport, the title document (for an apartment, the condominium title deed; for a house, the chanote or the land lease agreement), and a lease in English or in Thai and English.

TM30 notification. Under Thai law the owner of a residence must notify the immigration office within 24 hours that a foreigner has moved in. We file the notification for you and pass the confirmation to the tenant, who needs it to extend their visa.

Tax on rental income. Income from letting property in Thailand is taxable, including when the owner is a foreigner. If the tenant is a company, it withholds the tax when paying. How to declare the income in your case is best checked with an accountant.

How letting works: step by step

1. You send the address, photos or a video of the apartment and the lease term you want.

2. We name a realistic rent and tell you what is worth preparing.

3. We visit, photograph the apartment and list it on our site in five languages and on rental platforms.

4. We run the viewings, answer tenants and check the tenant’s documents.

5. We agree the terms with you, sign the lease, and collect the deposit and first payment.

6. We make a photo inventory, hand over the keys and file the TM30.

7. If needed, we keep managing the apartment: payments, repairs, reports.

FAQ

How long does it take to find a tenant?

In high season, October to April, a good apartment is taken within one or two weeks, sometimes faster. In low season it can stretch to a month or six weeks. Price and photo quality matter most — we advise on both before publishing.

Do I need to attend viewings?

No. We run the viewings ourselves and keep the keys or collect them from building security. All we need is access to the unit.

How do I receive the money?

We agree the method upfront: transfer to your account, handover to a trusted person in Thailand, or offsetting against utilities and building fees. You get a report on every payment.

What if the tenant damages the apartment?

That is what the standard two-month deposit is for. We take a photographic inventory at move-in and move-out, and damage is covered from the deposit. For broader protection the owner can insure the apartment separately — insurance covers force majeure such as a burst pipe or fire, which a deposit will not stretch to.

Can I let it out by the night?

In most Pattaya buildings nightly rentals are banned by house rules and by Thai hotel law. We work with long-term lets and short stays from one month — legal and free of trouble with the building management.

What if I decide to sell?

We handle sales too. If the apartment is let, we usually wait for the contract to end or sell it with the tenant in place — investors often see that as a plus, since it generates income from day one.

Do you rent out houses and pool villas?

Yes, on the same terms as apartments. For a house we agree upfront who maintains the pool and garden, how often and who pays — and write it straight into the lease.

What deposit does the tenant pay?

Usually two months’ rent. The deposit is held by the owner or by us, as agreed, and returned on move-out minus any damage recorded in the photo report.

Who pays the building maintenance fee and utilities?

The owner pays the common area maintenance fee (CAM fee); the tenant pays electricity, water and internet by meter. Everything is written into the contract.

How do you set the rent?

We compare the apartment with similar offers in the same building and nearby: area, floor, view, condition, furniture. We factor in the season. We name a rent at which it will actually let and explain what can be improved to raise it.

What is TM30 and who files it?

It is a notification to the immigration office that a foreigner has moved into a residence. It must be filed within 24 hours of move-in. We file it for the owner and pass the confirmation to the tenant.

Do I have to pay tax on rental income in Thailand?

Yes, income from letting property in Thailand is taxable, including for foreign owners. The procedure depends on whether the tenant is a private person or a company. How to declare the income is best checked with an accountant.

Do you let apartments both furnished and unfurnished?

Yes, but in Pattaya almost all tenants look for a furnished apartment with appliances. An unfurnished unit lets more slowly and for less. If there is no furniture, we will suggest what to buy first.

Can I let a new-build apartment right after handover?

Yes. After you receive the keys, the apartment needs to be furnished and connected to electricity, water and internet. We can arrange this for you and start looking for a tenant straight away.

What if the tenant leaves before the end of the lease?

We set this out in the lease in advance. Usually a tenant who leaves early without notice loses the deposit or part of it. We start looking for a new tenant at once.

Rent an Apartment in Pattaya · Sell your property in Pattaya