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Gross yields of 6–8% are considered solid for long-term rental. Short-term (Airbnb/Agoda) properties in Phuket and Samui can reach 10–14% gross in peak years. Net yield after property management fees (8–15%), maintenance (1–2% of value/year), utilities, and vacancy is typically 3–5% lower than gross. Anything above 6% net is excellent.

Short-term rental typically generates 30–60% more gross income in tourist cities like Phuket, Pattaya, and Samui. However, it requires active management or a property manager (8–20% of revenue), higher maintenance costs, and carries occupancy risk. Long-term rental provides stable cashflow with minimal management. For hands-off investors or those based overseas, long-term is often the smarter net yield choice.

Yes. Foreign property owners can legally earn rental income in Thailand. Income from rental is subject to Thai personal income tax (rates from 5% to 35% depending on income level) or withholding tax at 5% if managed through a Thai company. Many investors structure ownership through a Thai company for tax efficiency. Consult a Thai tax advisor before renting out your property.

Key costs: property management fees (8–15% of rental income for short-term, 5–8% for long-term), common area fees (฿20–60/sqm/month), insurance (฿15,000–40,000/year), maintenance and repairs (1–2% of property value/year), internet and utilities if included in rent, accounting and tax preparation (฿5,000–15,000/year), and vacancy periods. Short-term rentals also incur linen, cleaning, and platform commission (typically 3% Airbnb + 15% Agoda).

Phuket and Samui lead on short-term gross yield (10–15%) due to strong international tourist demand and high nightly rates. Pattaya offers the best value-for-money — lower entry prices with solid 8–12% gross yields. Bangkok provides the most stable long-term rental market with consistent expat and corporate demand. Chiang Mai is the hidden gem for digital-nomad long-term rentals with low entry prices and growing occupancy.