Tools & Calculators

Every Thailand tool, in one place.

Free, instant tools to help you rent, buy, invest and relocate with confidence — from the AI Life Planner and Neighborhood Finder to cost, deposit and investment calculators, plus AI marketing tools for agents and owners.

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Plan & decide
Thailand Life PlannerAnswer a few questions → best-fit areas, visa routes & a budget band.Relocation PlannerA step-by-step checklist: city, visa, housing, budget & timeline → the right guide for each.Moving-to-Thailand checklistInteractive, progress-tracked checklist from visa to first 30 days.Neighborhood FinderMatch a Bangkok area to your priorities and budget.Visa Finder quizAnswer 3 quick questions → the Thai visa route worth researching first.Which city fits you? quizAnswer 3 quick questions → the Thailand city guide worth researching first.Retirement calculatorCheck retirement-visa money routes and see how your income stacks up against a real city’s cost of living.BAANLYY Area ScoreEvery Bangkok neighbourhood ranked on a transparent 100-point scale.Compare areasTwo Bangkok districts side by side on rent, transit and lifestyle.Compare neighbourhoodsTwo or three Bangkok neighbourhoods, side by side — rent bands, transit & investment score.Compare schoolsTwo or three international schools, side by side — curriculum, area, age range & founding year.Best areas by lifestyleRanked picks for families, nomads, nightlife, value and more.
Cost & budget calculators
Cost of livingBuild a realistic monthly budget by lifestyle tier.Move-in calculatorThe upfront cash to sign a Thai lease (deposit + advance).Rent affordabilityHow much rent fits your income, the sane way.Deposit returnEstimate what you should get back at move-out.Utility bill checkerSanity-check your electricity & water charges.Lease negotiatorKnow what's negotiable and how to ask.Currency converterConvert THB rents & deposits at live mid-market rates.Income tax estimatorEstimate Thai personal income tax, your effective rate & monthly equivalent.Visa overstay calculatorThe ฿500/day overstay fine, the ฿20,000 cap and re-entry ban tiers.
Investor calculators
Purchase-cost calculatorTransfer fees, taxes and the true cost to buy.Mortgage calculatorPayment, amortization & total interest -- plus the real foreign-buyer financing picture.Closing cost calculatorTransfer fee, SBT/stamp duty, withholding tax & agent commission, with buyer/seller split.Compare buildingsTwo or three Bangkok towers, side by side -- developer, ownership, amenities & more.Compare developersSansiri, Ananda and AP (Thailand) side by side -- founded, SET listing, brands & revenue.Cap-rate & yieldModel gross/net yield on a Bangkok condo.ROI calculatorLevered returns: cap rate, cash-on-cash, total ROI & payback period, with financing.Rent vs buyFind your break-even between renting and buying.Rental yields guideWhat yields Bangkok condos realistically achieve.Lease comparison toolGross vs triple-net (NNN) vs percentage lease — same space, true cost.Land & development feasibilityStart from a plot: FAR-derived buildable area, land, construction & financing vs. sale price or rent — margin & breakeven.
Commercial real estate
Commercial investment calculatorCap rate, NOI, cash-on-cash and IRR for an income-producing commercial asset.Commercial development feasibilityStart from a known GFA: adds loan-to-cost, interest, vacancy, opex and hold-vs-sell exit — yield-on-cost & profit margin.Commercial cost estimatorConstruction and fit-out cost per sqm by building type and specification.Lease comparison toolGross vs triple-net (NNN) vs percentage lease — same space, true cost.
Commercial real estate guides
Commercial lease types explainedGross, net (NNN), modified gross and percentage leases — and which favours whom.Cap rate, NOI & IRR explainedWhat each metric actually measures, and where each one misleads.Commercial due-diligence checklistTitle, permits, tenancy, structural and environmental checks before you commit.Project delivery stages: land to handoverEvery stage from land acquisition to handover, and what can slip at each.
Market & data
Market analyticsBangkok rent & price signals by area.Market data & trendsThe wider Thai property market picture.Money & transfersMove money in, FX and Thai banking.
For agents & owners
AI Content StudioGenerate listing copy for every channel in seconds.AI Prompt & Image LibraryCopy-paste prompts for listings, brand & social.Marketing Learning CenterGoogle, Meta, TikTok & SEO playbooks.Portal MarketingPortal-by-portal guide to marketing your listings in Thailand.
More tools
Bangkok BTS/MRT Commute CalculatorBangkok Condo Rental ValuationBuilding Score methodologyCity cost comparison toolCorporate Housing Cost Calculator — Thailand vs HotelsFamily Score methodologyForeign ownership (49%) quota calculatorHospital Access Score methodologyInvestment Score methodologyNeighborhood (Area) Score methodologyPet Score methodologyProprietary Scores methodology hubRetirement Score methodologySchool Access Score methodologyThailand Property & Income Tax CalculatorTransit Score methodology