ROI calculator
Levered returns: cap rate, cash-on-cash, total ROI and payback period, with financing.
Try it free →What you are looking at
The first column of numbers is the property: what you pay, what you think it rents for, and the costs you are willing to assume. The three scenarios only change two things each — how fast the rent grows, and how the price moves — over the hold you choose. Year one uses the rent you typed. Later years compound that growth. A sale at the end uses the price path and the exit percent you typed.
The starting entry cost is half of the 2% transfer fee, the buyer share in a 50/50 split. That is a placeholder from the same rule as the closing-cost calculator, not a quote from the Land Office. Loan interest is zero until you turn cash off.
Frequently asked
What does this builder actually do?You type the price, the rent, the costs and a hold of one to ten years. It runs those figures three times, once for each set of rent-growth and price-change assumptions, and shows the cash flow, yield and return if these assumptions hold. It does not look up a market forecast.
Where do the three scenarios come from?They are three editable boxes: a lower case, a middle case and a higher case. The numbers in them when you arrive are placeholders so the table is not empty. Each one is marked Your assumption. Change them.
What if I pay cash?Cash is the starting point, so loan interest is zero and the cash you put in is the price plus the entry costs you type. Turn cash off to add a down payment, a rate and a term. The loan maths is the usual amortizing formula on those figures.
Can it fill numbers from a BAANLYY listing?Paste a listing id. A sale price is copied onto the purchase price, and the entry cost starts as the buyer's share of the 2% transfer fee. If the listing is a rental, its rent is copied. If it is a sale, rent is filled only when at least four comparable listings match the same area, bedroom and size band used by the rental valuation tool. Otherwise the page says there are not enough comparable listings and leaves the rent for you to type.
Does this include Thai income tax?No. Operating costs are only the fees you type: management, maintenance, common-area fee, sinking fund and insurance. Tax on rent is a separate question for an accountant. The return if sold also uses only the exit percent you type.
Sources & References
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.
Estimates from your own assumptions. Not financial advice.
Fees, tax and loan terms move. Read the Land Department and Revenue Department pages linked above, and talk with an accountant and your lender before you commit money. BAANLYY does not take a placement fee for this tool.
ROI calculator · Closing cost calculator · Rental valuation
Founder of BAANLYY · International real estate broker, investor & relocation specialist
Last updated 29 September 2026 · Last reviewed 29 September 2026