Rent affordability
How much rent fits your income, the sane way.
Try it free →The three-months-rent rule
The single biggest surprise for foreigners renting in Thailand is the cash needed on day one. A standard private-owner lease wants a two-month security deposit plus the first month’s rent in advance — three months’ rent before you get the keys. On a typical condo that’s a five-figure baht sum, so it pays to know the number before you fall for a place. The good news: two of those three months are a refundable deposit, not a cost, as long as you leave the unit in good order.
Deposit vs cost — they're not the same
It’s easy to conflate the cash you hand over with the cost of renting, but the deposit comes back. The calculator splits them on purpose: your move-in cash includes the refundable deposit, while the cost of the lease strips it out, because that money returns to you at the end. Photograph the unit and the meters on move-in day, keep an inventory list, and make sure the contract spells out when and how the deposit is returned — that’s how you make sure “refundable” actually happens.
When the deposit is only one month
Since 4 September 2025, Thailand’s consumer-protection notification treats any landlord letting three or more units as a controlled business: the security deposit and advance rent together may not exceed three months’ rent on a monthly tenancy, and the deposit must be refunded immediately when you hand back the unit — or within seven days if the landlord inspects and finds no damage, fourteen days where evidenced repairs are deducted. An owner letting one or two units isn’t covered, so the customary two-month deposit still applies there. The threshold was five units before 2025 and the old rule capped the deposit alone at one month; that version is repealed. Note the default two-month deposit plus one month advance already sits exactly on the ceiling — if you are quoted more than three months’ rent in total by a covered landlord, that is unlawful, not merely steep.
What this calculator deliberately doesn't do
It doesn’t guess your rent or quote the market — every figure is yours to set, because honest inputs beat confident-sounding defaults. It assumes the deposit is returned in full when it shows your net lease cost; real refunds depend on the unit’s condition and the contract. And it isn’t legal advice. Treat the output as a clear, transparent picture of your numbers, then read the lease carefully and confirm what’s refundable before committing.
Frequently asked
How much deposit do you pay to rent a condo in Thailand?The standard Thai residential lease asks for a two-month security deposit plus one month's rent paid in advance — so you typically need about three months' rent in total to move in. The two-month portion is a refundable deposit, returned at the end of the lease if you leave the unit in good condition and give proper notice; the one-month advance is your first month's rent. Short-term and serviced apartments sometimes structure this differently, so always confirm before you sign.
What is the Thai rental deposit rule?Since 4 September 2025, a consumer-protection notification (B.E. 2568) treats any landlord letting three or more residential units as a controlled business, and caps the security deposit and advance rent COMBINED at three months' rent for a monthly tenancy. The threshold used to be five units and the old rule capped the deposit alone at one month — guides still quoting that are describing repealed law. A covered landlord must also return the deposit immediately when you hand back the unit, or within seven days if they inspect and find no damage, and fourteen days where evidenced repair costs are deducted. An owner letting one or two units sits outside the cap, where the customary two-month deposit still applies. Note that the standard two-month deposit plus one month advance already sits exactly on the three-month ceiling, so the calculator's default is the maximum a covered landlord may lawfully ask.
How much money do I need to move into a Bangkok apartment?Budget roughly three months' rent for a standard private-owner lease: a two-month refundable deposit plus the first month's rent. On top of that, allow a little for utility and internet setup or meter deposits, and remember the deposit comes back at the end. So on a ฿25,000 condo you'd need around ฿75,000 on move-in day, of which ฿50,000 is refundable. Use the calculator above to set your own rent and terms for an exact figure.
Is the rental deposit refundable in Thailand?Yes — the security deposit is refundable provided you've met the lease terms: given the required notice, paid rent and bills in full, and returned the unit in reasonable condition (normal wear and tear excepted). Landlords can deduct for genuine damage or unpaid bills. To protect yourself, photograph the unit and meter readings at move-in, keep an inventory list, and get the lease to state when and how the deposit is returned. Since September 2025 a landlord letting three or more units must refund immediately on hand-back, or within seven days if they inspect and find no damage, and fourteen days where evidenced repairs are deducted.
Do tenants pay agent commission in Thailand?Usually not. In Thailand the landlord typically pays the agent's commission, so as a renter you generally shouldn't be charged a finding fee — which is why the agent fee in this calculator defaults to zero. The exceptions are some serviced-apartment operators, short-stay platforms or relocation services that charge the tenant directly; if you're quoted a tenant-side fee, ask exactly what it's for before agreeing.
What ongoing costs come on top of rent?Beyond the monthly rent, budget for electricity and water (electricity is the big one if you run air-conditioning — and watch for landlords who charge above the government meter rate), internet, and sometimes a share of the building's common-area or juristic fee, though for a standard condo lease the owner usually covers that. Add it all up and the 'effective monthly cost' in the calculator gives you a realistic number to compare against your budget.
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General information and a self-input estimating tool only — not legal, financial or tax advice. Results reflect the figures you enter; deposit, advance and fee norms vary by landlord, building and lease type. Always read the contract and confirm what’s refundable before committing. BAANLYY never takes paid placement.
Founder of BAANLYY · International real estate broker, investor & relocation specialist