When Bangkok Landlords Cut the Rent, and by How Much
Most Bangkok landlords leave the asking rent alone once a listing is up. We followed 95,829 condo rental listings through July, August and September 2026, and 5.9 percent of them cut the rent at least once. On the same basis, 7.1 percent of condo sale listings cut their price.
The landlords who do cut follow a clear pattern. They cut early, a median 22 days after posting, and in round numbers. The single most common cut is exactly 1,000 baht a month, and the median is 6.7 percent of the asking rent. Cheaper units and outer zones cut most often, while expensive units cut less often but deeper.
This post sets out how often, how much, how soon and where, then turns it into advice for a landlord. Every figure is an asking rent typed into a portal, not a signed lease.
Source: Vurel price history, Greater Bangkok condo rentals, July to September 2026
How often landlords cut
The tracked set is Greater Bangkok condo rentals on six portals whose asking rent we recorded before 1 July and that we still saw live in September. Of those 95,829 listings, 5,660 had at least one rent cut recorded between 1 July and 28 September. Only 613 of them, about one cutter in nine, cut twice or more.
Sale listings on the same basis cut a little more often, 7.1 percent. Our seller cuts post found 6.9 percent for Bangkok condo sale listings with slightly stricter matching, so the two agree.
Asking rents also move up. In the same quarter, 3,741 of the tracked rentals raised their asking rent, against 5,819 that lowered it by any amount. For every ten landlords who cut, about six raised.
The cut rate understates how often landlords lower their number in practice. A landlord who takes a listing down and reposts it at a lower rent shows up as a new listing, not a cut. Our turnover post found that most rental listings leave the portals within months, and none of those removals appear here.
How big the cut is
| Rent cuts | Sale cuts | |
|---|---|---|
| Under 5% | 29.5% | 50.2% |
| 5 to 10% | 45.7% | 29.7% |
| 10 to 20% | 19.2% | 15.2% |
| 20% or more | 5.6% | 4.9% |
Source: Vurel price history, six portals (15,525 rent cuts, 10,656 sale cuts)
The median rent cut is 6.7 percent, and half of all rent cuts fall between 4.4 and 9.6 percent. In baht, the median cut is 1,200 on a median pre-cut ask of 22,000. Sale cuts are smaller in percentage terms, a median 4.9 percent.
Landlords cut in round sums. Exactly 1,000 baht accounts for 30.4 percent of rent cuts, and 500, 1,000 or 2,000 baht together account for 63.4 percent. For a 22,000 baht unit, a 1,000 baht cut is 4.5 percent, below the median. On a mid-range unit a round thousand is a small concession.
When landlords cut
To time the first cut, we used PropertyHub condo rentals posted between 10 and 31 July 2026. We captured those within days of posting, so the portal's creation date is reliable. Of 33,511 listings, 1,126 had cut the rent by 28 September.
| First cuts | |
|---|---|
| 0 to 7 | 182 |
| 8 to 14 | 204 |
| 15 to 21 | 166 |
| 22 to 30 | 170 |
| 31 to 45 | 222 |
| 46 to 60 | 125 |
| 61+ | 57 |
Source: Vurel price history (n = 1,126 first cuts)
The median first cut came 22 days after posting, and half landed between day 11 and day 38. Of the first cuts, 64 percent came within the first 30 days. The follow-up is at most 80 days, so a few later cuts are missing, but the early skew is plain.
Most landlords in this group did not cut at all. Of the rentals we still saw live 60 days after posting, 5.4 percent had cut by then, and the other 95 percent had not.
Where and at what rent landlords cut most
The suburbs cut most. In Rangsit - Pathum Thani, 11.2 percent of tracked rentals cut in the quarter, and Samut Prakan and Bang Khae - Phetkasem were at about 10 percent. Nonthaburi and Bang Na - Lasalle were near 8 percent. The prime core sat between 4.5 and 5.7 percent, with Khlong Toei - Rama 4 and Kaset - Ratchayothin the lowest in the chart.
In baht, cuts in the prime zones are bigger. The median rent cut in Sukhumvit, Sathorn - Silom, Chidlom - Ploenchit and Khlong Toei - Rama 4 was 2,000 baht. In Nonthaburi it was 600 and in Rangsit 500.
The same split runs by rent level. Rentals asking under 10,000 baht a month cut 10.6 percent of the time, and those at 100,000 baht and above cut 3.6 percent of the time. When the expensive ones do cut, they cut deeper. The median cut above 100,000 baht was 8.7 percent, or 15,000 baht, against 5.9 percent, or 500 baht, under 10,000. In the largest band, 20,000 to 30,000 baht, 5.9 percent of rentals cut and the median cut was 7.1 percent, or 2,000 baht.
What to tell a landlord
Set a review date at about three weeks. That is when landlords who cut tend to do it, and the median first cut came at day 22. If the date is agreed up front, the cut is already decided when the day comes.
If you cut, cut at least the typical amount. The median is 6.7 percent. A round 1,000 baht on a 22,000 baht unit is 4.5 percent, smaller than about seven in ten rent cuts. On a unit in that range, a cut that takes the rent to the next round figure down, for example from 22,000 to 20,000, may also put the listing inside a lower price filter on the portals.
Expect cutting to be more common in the suburbs and at the cheap end. One in ten rentals in Rangsit, Samut Prakan and Bang Khae cut in a single quarter, so a landlord there is competing with listings that already have. In the prime zones and above 50,000 baht, cutting is rarer, and our turnover post shows those units take longer to go.
For an agent working the tenant side, a cut is a signal. Only about one rental in seventeen cuts in a quarter. A listing that has cut tells you the landlord is watching it and has already moved once. Our guide to asking-price history covers how to use that in a negotiation.
How we measured this
Data window. Rent cuts recorded between 1 July and 28 September 2026. June is left out because a history backfill that month created a spike of cut records. A cut is a drop of 0.5 to 60 percent between two observed asking rents on the same listing. The date is when we first saw the new rent, which can trail the landlord's change.
Tracked set. Greater Bangkok condo rentals on DDproperty, PropertyHub, LivingInsider, Kaidee, Thailand-Property and Dot Property, with an asking rent recorded before 1 July and seen live on the portal on or after 1 September, 95,829 in all. We define live by when we last saw a listing. We do not use removal dates, which lag because Vurel's removal checker is still working through a backlog. LivingInsider files many monthly rentals under a "Lease" label rather than "Rent". They ask ordinary monthly rents, so they are included. Rent bands use the current asking rent for cut rates and the pre-cut rent for cut sizes. Cut sizes use all 15,525 rent cuts in the window on those portals.
Time to first cut. PropertyHub rentals created 10 to 31 July 2026, which we captured within days of posting, followed to 28 September.
Caveats. A listing pulled and reposted at a lower rent counts as a new listing, not a cut, so these figures understate how often landlords lower their number. Vurel does not merge duplicate listings across portals.
More from the field
Bangkok Condo Rents and Yields by Zone, 2026
Condo asking rents and gross yields for every Bangkok zone, September 2026. The prime core yields 4.6 to 5.2 percent; Ladprao and Ramkhamhaeng top 8.
How Long Bangkok Sale Listings Sit: The Age of Live Stock
Half the Bangkok condos for sale on LivingInsider and PropertyHub were posted over 180 days ago. Listing age by price band and zone, September 2026.
See the full dataset
2.2M listings, 11 portals, price history updated nightly.