Pattaya Property Rental ROI Calculator
Estimate potential rental returns and compare common operating costs for a Pattaya property. The result is an educational estimate, not financial or legal advice.
Resident = progressive 0–35% on net (after 30% deduction + ฿60k allowance). Non-resident = flat 15% on gross. Use the Tax Calculator above for an exact figure.
Condos: the juristic person can permit or ban short stays through the building bylaws, and the Condominium Act (s.17/1) limits commercial use of residential units — fines up to ฿50,000 plus ฿5,000/day. A Phuket court has voided a ban that wasn't passed by a proper two-thirds vote, so the building's own documents matter.
Houses / townhouses: a managed village (moo-baan) committee sets its own rules — some allow short lets, some forbid them. Always confirm in writing before you list.
The owner or possessor of the property must report any foreign national staying overnight within 24 hours using the TM30 form — online, at the immigration office, or via an agent.
Missing the report carries a fine of ฿2,000–฿10,000. Immigration now cross-checks TM30 records against tax filings and short-stay listings, so keep your reporting up to date.
Rental income is taxable regardless of the rental term, with a 30% standard deduction before tax.
Residents (180+ days) pay progressive 0–35% rates after the deduction and a ฿60,000 allowance. Non-residents pay a flat 15% on gross rent. Keep records — the Revenue Department cross-references rental listings.
Two separate layers
Whether you can let short-term depends on two checks at once: (1) your building or village's own rules, and (2) national law. Passing one does not satisfy the other.
1 · Building / village rules
Condos: the juristic person can permit or prohibit short stays via bylaws, and the Condominium Act (s.17/1) restricts commercial use in residential buildings (fine up to ฿50,000 + ฿5,000/day). Some buildings allow it, many ban it — and a Phuket court has voided a ban that wasn't passed by the proper two-thirds vote, so the building's documents matter. Houses/townhouses: a managed village (moo baan) committee sets its own rules — some permit short lets, some forbid them. Always confirm in writing.
2 · National 30-day rule (Hotel Act B.E. 2547)
Any paid stay under 30 days is legally a "hotel" and needs a hotel licence (s.15), regardless of platform or building permission. Operating without one: up to 1 year jail and/or ฿20,000, plus up to ฿10,000/day until you stop (s.59). Lets of 30 days or more are exempt (s.4(2)).
Licensing a short-stay property
A standalone house can pursue a full hotel licence, or (Thai nationals only) a "non-hotel" registration for ≤8 rooms and ≤30 guests (since 30 Oct 2023). This route is generally not available to condo units or to foreigners.
Immigration (TM30)
The owner must report any foreign guest within 24 hours (penalty ฿2,000–฿10,000).
Enforcement 2025–2026
Enforcement has intensified. Unlicensed condo-hotels were prosecuted in Bangkok in 2025, and in Pattaya the Ministry of Interior directed local administration to pursue foreign-owned condos doing daily rentals. The Revenue Department, Immigration and Interior now cross-reference tax filings, TM30 reports and registrations. The 2018 Hua Hin case set the precedent that single units count.
Safest path for a condo: let by the month (30+ days). For short stays, verify your building/village rules and obtain the right licence before listing.
- Hotel Act B.E. 2547 (2004), ss.4, 15, 59
- Condominium Act B.E. 2522 (1979), s.17/1 & penalties
- Ministerial Regulation on hotel types (No.2) B.E. 2566 — 8-room / 30-guest threshold, effective 30 Oct 2023
- Immigration Act B.E. 2522 — TM30 reporting
- Thai Revenue Code — rental income, 30% standard deduction, 5%/15% withholding, progressive 0–35% rates
- Department of Lands directive on condominium residential-only use
- Phuket Provincial Court, Black Case 1196/2555 (juristic-person ban validity)
- Legal analyses 2025–26 (FRANK Legal & Tax, Formichella & Sritawat, Juslaws, HLB Thailand); Bangkok Post; 2025 Bangkok & Pattaya enforcement reports; 2018 Hua Hin precedent
Cost figures are indicative defaults for a mid-range Pattaya unit — replace with your own.
This tool is provided by My Pattaya Real Estate as a free educational estimate. It is not financial, tax or legal advice. Yields, costs and tax depend on the specific building, location, ownership structure and your tax residency, and laws and enforcement change over time.
The legal indicators are a general guide only and do not assess your specific building's bylaws or your personal circumstances. My Pattaya Real Estate accepts no liability for decisions made on the basis of these figures. Always confirm your condo's or village's rules with its juristic person or committee, and consult a licensed Thai lawyer and tax advisor before letting a property. For tailored advice on buying or renting in Pattaya, contact the My Pattaya Real Estate team.
