For most expats relocating to Bangkok, the biggest challenge is simply to find a new home
A smooth relocation requires, first and foremost, an easy and efficient property hunt. Being expats ourselves, we know better than most
property agents in Thailand how and where to find your new home, whether you want to live in a high-rise condo, a quiet apartment or a
house with garden and pool. You will find all the answers to your questions on property rental in Thailand below, with a focus on
Central Bangkok - our area of expertise.
OUR CLIENTS AND PROPERTIES
IN BANGKOK
OUR CLIENTS
- CEO's, executives and employees of all types of organizations based in Bangkok
- Diplomats
- Entrepreneurs
- Foreign retirees (O-Visa)
- Foreign students
OUR PROPERTIES
- Condominium:short term (<1 year) & long term rental (> 1 year)
- Apartment:short term & long term rental
- Serviced apartment:short term & long term rental
- House:long term rental
- Townhouse:long term rental
RENTAL SERVICES FOR PROFESSIONALS
We also offer rental services for:
OUTSIDE BANGKOK
For our real estate brokerage activities outside Bangkok (Phuket, Ko Samui, Ko Phanghan, Hua Hin, Chiang Mai, Siracha, Jomtien-Pattaya, etc.),
we rely on a trustworthy and highly experienced network of local partners (called "co-workers" or "co-agents"), with who we have built strong
relationships since the creation of our agency.
We also have reputable local partners in Bali (Indonesia), for investment and both short-term and long-term rentals.
OUR RENTAL SERVICES IN 6 STEPS
1) Individualized and proactive approach
- We get in touch with you before your arrival in Bangkok and spend time to get to know you
- We help you organize the first steps of your relocation (transportation, shipping, school selection, pre-selection of properties)
2) Optimized viewing process
- We send you details of properties by email so you can screen and select the ones you like
- Thanks to this proactive process, we usually need fewer than 10 viewings to find your home
3) Negotiation of the conditions
- Rental price
- Lease period (note: a 2-year contract helps negotiating a lower rent)
- Renovation (if needed)
- Extra furniture (if needed)
4) Paperwork
- Lease agreement
- Inventory of furniture and appliances
5) Administrative support
- Opening of bank account
- Installation of internet and cable TV, etc
- Advance of booking fee or deposit (CONTACT US for more information)
6) After-sales service included
- We are the bridge between you and the landlord until the end of your lease period
GLOSSARY OF RENTAL TERMS
.
| Lease Period |
- Most properties are for long-term (1 year+)
- Signing a 2-year contract upfront helps to negotiate better conditions
|
| Booking Fee (Optional) |
- In order to book the property before signing the agreement, a fee can be offered to the landlord (up to 1 month of rent)
|
| Security Deposit |
- Equivalent to 2 months of rent
- Deposit put down at the signing of the lease agreement
- Refunded when the tenant moves out minus potential repair and unpaid bills
|
| Rental Payment |
|
| Furniture |
- Properties for rent in Bangkok are generally fully furnished
- Condos up to 2 bedrooms and apartments are always fully furnished
- Condos and houses of 3 bedrooms (or more) may be unfurnished
- Requests to remove or add furniture are treated case-by-case
|
| Inventory List |
- Attached to lease agreement
- The check-in inventory is completed on or before the move-in date
|
| Renovation |
- Specific requests are addressed case-by-case
- It is not unusual to request to repaint the premises or repair a few things
|
| Utility Bills |
|
| Diplomatic Clause |
- There is no general rule, some landlords accept it and some don't
- Generally accepted in apartment buildings, more difficult with individual condo owners
- Generally applicable once completed at least 12 months of rent
|
| Agent Commission * |
- "Our brokerage service is free and non-binding for the tenant"
- We receive a commission from the landlord when the lease agreement is signed
- There is no charge for property hunting services offered by our agency
- In case of specific services requested that are not directly related to property search, e.g.moving furniture, a fee may be applied by our agency (to be discussed)
- Market practice is 1 month for the first year of rent and 1/2 month in case of extension
|
Note: the same rules apply for condoinium units, apartments and houses
BANGKOK RENTAL MARKET ANALYSIS
STRONG DEMAND FROM EXPATS IN BANGKOK
~500,000 expats (employees, diplomats, businessmen, retirees, students, etc.) living in Bangok, mostly in Central Bangkok
- 80% live in condominiums
- 15% in apartments
- 5% in serviced apartments & houses
Visit our page RELOCATION SERVICES to know the difference between condominiums ("condos") and apartments
- Shortage of quality units for rent of 2, 3 and 4 bedrooms in the most popular expat areas
- Increasing demand in prime areas due to the influx of expats (>4,500 new work permits for skilled exptriates in 2016)
- Bangkok is the 7th best city in the world for expats (2014 HSBC survey)
- Several multinational companies and international organizations are centraizing their South-East Asian activities in Bangkok (UN, EU, Japanese industrial conglomerates, etc.)
- High disparity in prices between the oldest and most affordable residences and the newest and most exclusives ones
RENTAL PRICES
RANGES OF RENTAL PRICES IN CENTRAL BANGKOK
Price vary depending on property standards* and lease peirod
| Long-term (> 1 year) in THB/month |
Short-term (< 1 year) in THB/month |
Apartments & condominiums
1 bedroom: 30,000 - 60,000
2 bedrooms: 45,000 - 120,000
3 bedrooms: 65,000 - 300,000
4 bedrooms: 85,000 - 400,000
|
Hotels and serviced apartments
1 bedroom: 60,000 - 100,000
2 bedrooms: 100,000 - 160,000
3 bedrooms: 140,000 - 400,000
4 bedrooms: 180,000 - 550,000
|
| Single houses/villas
3-4 bedrooms, garden: 100,000+
3-4 bedrooms, garden & pool: 140,000
|
Apartments & condominiumss
1 bedroom: 40,000-80,000
2 bedrooms: 60,000-120,000
3 bedrooms: 120,000-200,000
4 bedrooms: 160,000-250,000
|
| Town houses
3-4 bedroom: 60,000+ |
*Property standards: usual grade classification in Bangkok
Luxury and Super-Luxury
Grade-A
Grade-B
Grade-C
|
Most exclusive properties, < 10 years since completion
High standards, < 10 years since completion
Good standards, > 10 years since completion
Mid-range properties, > 15 years since completion
|
Market data from Sense Property research center as of 01/02/2017
HIGH OCCUPANCY RATES FOR EXPAT HOUSING
- Steadily increasing occupancy rate in apartment buildings since 2011 (record-high in Q2 2016)
- The best residences are mostly fully occupied, waiting lists are not unusual
CONCLUSION
- There is a significant supply of quality properties for rent in central Bangkok, even though we notice a recent shortage in large units available due to an ever increasing demand from expat families.
- Occupancy rate have been progressing to record highs - the best apartment residences are often fully occcupied with waiting lists - but prices have remained stable in average, except for the most exclusive and/or best renovaged and decorated properties.
- The demand from expats should remain strong to very strong in the coming years and the competition among expats to find the best properties will remain high.
CHOOSE YOUR NEIGHBORHOODS
Find areas that match your needs and tastes on our page NEIGHBORHOODS
FIND YOUR HOME
HOW ARE WE DIFFERENT
FEWER VIEWINGS TO FIND YOUR HOME
We prefer to spend more to get to know our clients before starting the viewing process, so we need fewer viewings to find your perfect home.
HIGH SUCCESS RATIO
We have achieved a high success ratio (also known as "conversion rate") of 70% throughout 2016 on our rental deals, which means that 7 out
of 10 clients who have trusted us to help them find their new expat home have closed the deal with us - significantly above market standards.
OUR FOUNDERS ARE MIX OF EXPATS AND THAIS
Sense Property Group was founded in 2013 by a mix of young and dynamic expats and Thais, all with excellent education and language skills and a successful corporate background.
IN-DEPTH MARKET KNOWLEDGE & TECHNICAL EXPERTISE
We are property investors and landlords ourselves: we know which kind of property expats need when they relocate to Bangkok, and we know how to negotiate the best conditions for our clients.
Our agency is located right in the heart of Phrom Phong, one of the most demanded areas for expat living in Bangkok.
CONTACT US
Throughout 2016, more than 7 out of 10 clients who have trusted
Sense Property to help them find their new expat home have closed the deal with us