Whether you’re renting out a condo in Bangkok or a pool villa in Phuket, here’s what you need to know to do it legally, profitably, and with minimal stress.
✅ Step 1: Understand Legal Requirements
| Requirement | Foreigners | Thai Nationals |
|---|---|---|
| Own property legally | ✅ Yes (condos) | ✅ Yes |
| Leasehold rental rights | ✅ Yes (if lease allows subletting) | ✅ Yes |
| Business license (short stay)* | ⚠️ Depends | ⚠️ Depends |
| Income tax reporting | ✅ Yes | ✅ Yes |
🔹 Short-term stays under 30 days may require a hotel license, especially for villas or houses.
📝 Step 2: Prepare the Property
| Task | Details |
|---|---|
| Furnish completely | Most tenants expect fully furnished homes |
| High-quality photos | Use bright, wide-angle shots; stage rooms |
| Deep cleaning | Clean professionally before listing |
| Add fast Wi-Fi | Especially important for remote workers |
| Stock essentials | Linen, kitchenware, toiletries (for short stays) |
🌐 Step 3: List Your Property Online
🏢 Best Platforms to Use
| Platform | Type | Notes |
|---|---|---|
| Airbnb | Short-term | High reach, ideal for condos and villas |
| Booking.com | Short-term | Best for tourist hotspots |
| FazWaz / Dot Property / Hipflat | Long-term | Popular for expat renters |
| Facebook Groups | Mixed | Local expat communities (Chiang Mai, Pattaya, Bangkok) |
| LINE Groups / Thai apps | Local renters | Use Thai language or hire an agent |
✍️ Step 4: Create a Strong Listing
Include:
- High-quality photos of every room
- Floor plan or layout image (optional but adds value)
- Full description in English (and Thai, if targeting locals)
- Rental terms: min. stay, price per month/night, deposit required
- Amenities: pool, gym, balcony, pet-friendly, parking, etc.
✨ Example Title:
“Modern 1BR Condo with Pool Access near BTS Asoke | Fully Furnished”
💼 Step 5: Manage Bookings and Guests
🧾 For Long-Term Rentals:
- Sign a Thai lease agreement
- Collect 1–2 months’ deposit
- Schedule monthly cleaning or maintenance
- Use a local agent if you’re abroad
🧳 For Short-Term Rentals:
- Use Airbnb tools (calendar, pricing, messaging)
- Hire a local co-host or property manager
- Automate guest messages, check-in instructions, and Wi-Fi codes
- Get a lockbox or digital lock
📊 Step 6: Track Income and Pay Taxes
| Type | Required? | Notes |
|---|---|---|
| Rental Income Tax | ✅ Yes | Must file yearly in Thailand |
| Withholding Tax | ⚠️ Sometimes | If rented to a Thai company |
| VAT / Business Tax | ❌ Rare | Only for large-scale operators or short-term with hotel license |
🧠 Pro Tips for Smooth Management
| Tip | Benefit |
|---|---|
| Use a property management company | Hands-off experience (10–20% fee) |
| Respond to inquiries quickly | Higher booking rate |
| Keep maintenance log | Avoid tenant issues or disputes |
| Set seasonal pricing (for resorts) | Maximize income during peak travel months |
📌 Summary Checklist
✅ Own or lease the property legally
✅ Get it furnished and photo-ready
✅ List on the right platforms
✅ Handle guest/tenant communication
✅ Report rental income properly
✅ Use a co-host or manager if abroad
