New BAANLYY listing data puts real numbers on move-in costs in Bangkok, Phuket and Pattaya
BANGKOK, Thailand — Most people planning a move to Thailand budget carefully for the monthly rent. The number that catches them off guard is the one they pay before they move in. New figures from BAANLYY, a Thailand rental, property and relocation portal, show that a typical renter needs about three months' rent in hand before receiving the keys.
What a one-bedroom costs each month
Across the more than 5,500 homes listed on BAANLYY in November 2026, the median asking rent for a one-bedroom home was:
- Bangkok: 40,000 baht a month (332 listings)
- Phuket: 35,000 baht a month (88 listings)
- Pattaya: 17,000 baht a month (45 listings)
Two-bedroom homes had a median asking rent of 55,000 baht a month in both Bangkok and Phuket.
Why the up-front number is so much higher
Listings that state a security deposit most often ask for two months' rent, and landlords usually want the first month paid in advance. Together, that is about three months' rent before move-in day:
- Bangkok one-bedroom at the median: about 120,000 baht up front
- Phuket one-bedroom at the median: about 105,000 baht up front
- Pattaya one-bedroom at the median: about 51,000 baht up front
“The first question is always ‘what will this really cost me?’” said Kirby Scofield, co-founder of BAANLYY. “Most people budget for the monthly rent and are surprised by the deposit and advance. Knowing the full number before signing avoids a bad start.”
Renters can plug in their own numbers with BAANLYY's free move-in cost calculator and read how security deposits work in Thailand before signing a lease.
Buying works differently
For buyers, the up-front costs change. Thailand's Land Department charges a 2 percent transfer fee on the appraised value at the time of transfer, and the sale can also carry specific business tax or stamp duty and withholding tax, depending on how long the seller has owned the property. Buyers can estimate these with the closing cost calculator.
Foreign buyers can own condominium units in their own name within each building's 49 percent foreign quota, but generally cannot own land.
About the figures
Figures are median asking prices from homes listed on baanlyy.com in early November 2026, grouped by city. They reflect the homes listed on the site, which lean toward condominiums popular with foreign residents, and are not official market statistics. Deposit terms come from listings that state them.
About BAANLYY
BAANLYY (baanlyy.com) is a Thailand rental, property and relocation portal operated by BAANLYY LLC and co-founded by Kirby Scofield and June Pichaikamolchat. It brings together live homes for rent and sale, building-by-building condo research, developer profiles, city and neighborhood guides, visa and relocation guides, and free planning tools in English, Thai, Chinese, Russian and Japanese. BAANLYY does not own the homes listed by its partners and does not take referral fees; visa, tax and property-law guidance on the site is cited to official Thai government sources.
Media Contact
BAANLYY
