Bangkok Condo RentRent per SqmRental Pricing

Bangkok Condo Rent per Sqm by Unit Size, 2026

Vurel ResearchSeptember 28, 20267 min read

Across Greater Bangkok, the median asking rent for a condo under 30 square metres works out at 500 baht per square metre a month. For units of 80 to 119 square metres it is 684 baht. Read that at face value and bigger units earn more per metre, so a landlord with a two-bedroom should ask a premium rate.

That reading is mostly wrong. Big rental units sit overwhelmingly in the expensive central zones, and small ones sit mostly outside them. Split the two apart and the per-metre rate outside the core barely moves with size. Inside the core it rises, then falls away for the largest units. Which of those patterns applies depends on the zone.

This post sets out the asking rent ladder by size, shows where the citywide per-metre figure goes wrong, and ends with a way to price a unit that holds up zone by zone. The base is 429,898 condo rental listings in Greater Bangkok that we saw live on their portal between 29 August and 28 September 2026. Every figure is an asking rent, not a signed lease.

The rent ladder by size

Median asking rent by unit sizeGreater Bangkok condo rentals seen live 29 Aug to 28 Sep 2026, by floor area in sqm

	Median asking rent per month
15 to 29	฿13K
30 to 34	฿17.5K
35 to 44	฿23K
45 to 59	฿30K
60 to 79	฿44.4K
80 to 119	฿65K
120+	฿110K

Source: Vurel listing data, six portals (31,825 to 91,193 listings per band)

A unit under 30 square metres asks a median 13,000 baht a month. The 35 to 44 square metre band, where many one-bedrooms sit, asks 23,000. A 60 to 79 square metre unit, around the size of a typical two-bedroom, asks about 44,400, and anything over 120 square metres asks a median 110,000.

These are useful as a first answer when a landlord asks what their unit should rent for. They are not the answer on their own, because each band mixes every zone. A 60 to 79 square metre rental is far more likely to sit in an expensive zone than a 15 to 29 square metre one.

Why the citywide per sqm figure misleads

We split the stock into the five prime zones, Sukhumvit, Chidlom - Ploenchit, Sathorn - Silom, Khlong Toei - Rama 4 and Ratchathewi - Phaya Thai, and everything else. Then we counted how much of each size band sits in the prime five.

Only 27.7 percent of rental units under 30 square metres are in the prime five. For 60 to 79 square metres it is 67.8 percent, for 80 to 119 it is 78.0 percent, and above 120 square metres it is 80.2 percent. So the citywide median for a big unit is mostly a Sukhumvit or Sathorn number, and the citywide median for a small unit is mostly a suburban one. The citywide per-metre rate rises with size because of that shift in location.

Median asking rent per sqm by unit sizeFive prime zones against all other Greater Bangkok zones, floor area in sqm

	Prime five	All other zones
15 to 29	฿619	฿478
30 to 34	฿667	฿467
35 to 44	฿675	฿524
45 to 59	฿711	฿489
60 to 79	฿725	฿493
80 to 119	฿747	฿489
120+	฿592	฿536

Source: Vurel listing data, 29 Aug to 28 Sep 2026 (6,315 to 55,295 listings per point)

Split apart, the two lines tell different stories. Outside the prime five, the median asking rent per square metre stays between 467 and 536 baht across every size band. Rent there rises roughly in step with floor area.

Inside the prime five, the rate climbs from 619 baht for units under 30 square metres to 747 baht at 80 to 119, then drops to 592 above 120 square metres. Mid-size and large units in the core carry a per-metre premium, and the very largest give it back.

Zone by zone, small against large

The prime and non-prime averages still hide a lot. To see it zone by zone, we compared the median asking rent per square metre for 30 to 34 square metre units, around the size of the median one-bedroom, with the median for 60 to 79 square metre units, around the size of the median two-bedroom.

Rent per sqm, 60 to 79 sqm units against 30 to 34 sqm unitsPercent difference in median asking rent per sqm, same zone

Item	Value
Thonburi - Taksin	25.1%
Chidlom - Ploenchit	19.9%
Sukhumvit	14.3%
Ladprao	11.1%
Sathorn - Silom	8.0%
Kaset - Ratchayothin	6.8%
On Nut - Bearing	2.5%
Khlong Toei - Rama 4	1.2%
Nonthaburi	-1.9%
Bang Na - Lasalle	-3.2%
Ratchathewi - Phaya Thai	-9.0%
Ari - Saphan Khwai	-9.8%
Rama 9 - Ratchada	-11.8%
Ramkhamhaeng	-14.3%
Srinakarin - Pattanakan	-33.8%

Source: Vurel listing data, 29 Aug to 28 Sep 2026 (at least 227 listings per size per zone)

In Sukhumvit a 60 to 79 square metre unit asks a median 750 baht per square metre against 656 for a 30 to 34 square metre unit, 14.3 percent more. Chidlom - Ploenchit shows 19.9 percent more, and Thonburi - Taksin 25.1 percent. In those zones, landlords of bigger units ask more per metre, not less.

In Rama 9 - Ratchada it runs the other way. The larger unit asks 500 baht per square metre against 567 for the smaller one, 11.8 percent less. Ramkhamhaeng is 14.3 percent lower and Srinakarin - Pattanakan 33.8 percent lower. Ratchathewi - Phaya Thai is the one prime zone where bigger units ask less per metre, 9.0 percent less.

In Khlong Toei - Rama 4, On Nut - Bearing, Nonthaburi and Bang Na - Lasalle, the two sizes sit within about 3 percent of each other. There, rent scales close to one for one with floor area.

What a second bedroom adds

Landlords think in bedrooms rather than square metres, so we ran the same stock by bedroom count. Across Greater Bangkok, the median one-bedroom asks 20,000 baht at 34.8 square metres, and the median two-bedroom asks 45,000 at 68 square metres.

Zone by zone, the step from one bedroom to two is uneven. In Sukhumvit the median one-bedroom asks 25,000 baht at 35 square metres and the median two-bedroom 55,000 at 74, so the second bedroom comes with 2.2 times the rent. In Rama 9 - Ratchada it is 19,000 at 34 square metres against 32,000 at 58, which is 1.7 times. On Nut - Bearing is also 1.7 times, 18,000 at 32 square metres against 30,000 at 54. Nonthaburi sits at 1.9 times, 9,500 at 30 square metres against 18,000 at 62.

Part of the Sukhumvit multiple is size, since its two-bedrooms are bigger. Part is the per-metre premium in the chart above. In Rama 9 and On Nut, a two-bedroom brings in well under twice a one-bedroom.

Bedroom counts blur at the small end. Of the 76,441 rentals under 30 square metres, 70,185 are labelled one-bedroom and only 6,049 studio. Floor area is the more reliable measure for small units.

How to price a rental by size

A worked example shows how much the method matters. Take a 65 square metre two-bedroom in Rama 9 - Ratchada. Priced at the zone's 30 to 34 square metre rate of 567 baht, it would ask about 36,900 baht. Priced at the zone's 60 to 79 square metre rate of 500 baht, it asks 32,500, and the zone's median rent for that size band is 35,000. The small-unit rate puts the landlord about 1,900 baht a month above the band median and 4,400 above the size-matched rate.

In Sukhumvit the error runs the other way. The same 65 square metres at the small-unit rate of 656 baht is about 42,600. At the 60 to 79 square metre rate of 750 baht it is about 48,800. A landlord priced off small units there asks around 6,000 baht a month less than the size-matched rate.

A short routine for pricing a unit and setting a landlord's expectations:

Find the zone's median asking rent per square metre for the unit's own size band, not the zone's headline figure. The zone pages and our rents by zone post give the headline, which is a starting point only.
Outside the prime core, per-metre rent barely moves with size, so the zone's per-metre figure times the floor area is a fair first number.
In Sukhumvit, Chidlom and Sathorn, expect a per-metre premium for 45 to 119 square metre units over one-bedrooms, and a lower rate again above 120 square metres.
In Rama 9, Ramkhamhaeng, Ari and Srinakarin, bigger units ask less per metre. Warn the owner of a large unit there before they anchor on a small-unit rate.
Check the number against what similar listings in the building ask now. Our turnover post found rentals priced 25 percent or more over their zone were more likely to still be sitting seven months later.

How we measured this

Data window. Condo rental listings in Greater Bangkok zones that we saw live on their portal between 29 August and 28 September 2026. We define live stock by when we last saw a listing on the portal. We do not rely on removal dates, which lag because Vurel's removal checker is still working through a backlog.

Counts. 429,898 listings from PropertyHub, DDproperty, LivingInsider, Hipflat, Dot Property and FazWaz after cleaning, and 429,712 of them carry a usable bedroom count. We kept asking rents between 2,000 and 1,000,000 baht a month and floor areas between 15 and 1,000 square metres. Every median in this post rests on at least 227 listings.

Portals and labels. LivingInsider files many monthly rentals under a "Lease" label rather than "Rent". Those listings ask monthly rents in line with its "Rent" listings, so they are included. We left out TeeDin108, whose rent field often carries sale prices (10,131 of its 24,654 Greater Bangkok condo rentals in the window asked over a million baht a month). Studios are listings tagged 0, -1 or "Studio" bedrooms.

Caveats. Vurel does not merge duplicate listings across portals, so a unit posted twice counts twice. Medians describe what the listing mix asks, not a fixed unit, and the prime five are a grouping we chose for this post.