How Fast Bangkok Rental Listings Turn Over
Of the Bangkok condo rentals posted on PropertyHub between 21 January and 20 February 2026, 85 percent had come off the portal by the time we checked them in the second half of September. For condo sale listings posted in the same month, the figure was 78 percent. That is seven to eight months after posting, and most of the rental stock from that stretch is gone.
That number needs one correction before it is useful to a landlord. Half of those rentals came from seven accounts that post in bulk, and nearly all of theirs were gone. Set those aside and 75 percent of rentals were gone, against 66 percent of sale listings. Rentals still turn over faster, and the gap holds for every size of poster account we looked at.
This post breaks that turnover down by zone, by asking rent and by how the rent was priced against the zone. The last section turns it into what to tell a landlord. Every figure is an asking rent or asking price, and "gone" means the listing left the portal. It does not tell us whether the unit was let.
Source: Vurel listing data, PropertyHub, Greater Bangkok condos (31,528 rentals, 8,296 sale listings)
Why we can measure this for one batch
Vurel started confirming removals in September 2026. A checker visits listings we have not seen for a while and records the ones the portal no longer shows. It works through listings in the order we first recorded them, so it has not reached most listings yet, and a removal it records now may have happened months ago. Our sale listing age post explains why that makes "days live" unreliable across the whole database.
There is one batch where the problem goes away. The checker has now worked through the first 71,000 PropertyHub listings we read in February 2026. For those, fewer than a hundred have an unknown status. Every other listing was either confirmed gone between 15 and 28 September, or seen live on the portal on or after 15 September.
We kept the condos in Greater Bangkok zones that the portal says were created between 21 January and 20 February. That gives 31,528 rentals and 8,296 sale listings, all posted within the same month and all followed to late September.
We cannot say exactly when each one came down, only that it was gone by the check. What we can say is that our reads from June onward still found 26 percent of the rentals live at some point. So at least a quarter lasted four months or more. For sale listings it was 40 percent.
Seven bulk accounts post half the rentals
Seven PropertyHub accounts each had more than 1,000 listings in this batch. Together they posted 15,860 of the 31,528 rentals, and 94.8 percent of their rentals were gone by September. That fits accounts that post and remove listings in volume. Some desks delete and repost listings to stay near the top of search results, a practice our stale and relisted listings guide covers. Whatever the reason, their churn says little about how long a landlord's unit takes to find a tenant.
The other 15,668 rentals came from accounts of every size below that, and 75.3 percent of them were gone. The smallest accounts, the 807 that posted one to five listings, are the closest thing in this data to owners and part-time agents. Their rentals were gone 91.2 percent of the time (1,346 listings), against 79.0 percent for their sale listings (558).
The rest of this post uses the batch without the seven bulk accounts, so the zone and price patterns are not driven by a handful of reposting desks.
Where rentals turn over fastest
The fastest zones are the commuter belt. In Nonthaburi, On Nut - Bearing and Bang Na - Lasalle, close to nine in ten rentals from February were gone by September. Our rents by zone post puts their median asking rents at around 12,000 to 20,000 baht, and all three have a lot of similar mid-priced stock.
The slowest are the prime core. In Khlong Toei - Rama 4, Ratchathewi - Phaya Thai, Chidlom - Ploenchit and Sukhumvit, between 29 and 37 percent were still up. Those zones have the highest asking rents in Bangkok, and the next chart shows expensive rentals are the slowest part of the market.
For a landlord the zone sets the baseline. A unit in On Nut still posted after seven months is unusual, since only about one listing in ten from that batch was. The same age in Sukhumvit is far more common.
Cheaper rentals go first
| Gone by late September | |
|---|---|
| Under 10K | 89.5% |
| 10K to 15K | 81.9% |
| 15K to 20K | 74.5% |
| 20K to 30K | 73.6% |
| 30K to 50K | 67.8% |
| 50K to 100K | 66.4% |
| 100K+ | 60.4% |
Source: Vurel listing data, PropertyHub (414 to 3,543 listings per band)
The pattern runs the whole way up the rent scale. Rentals asking under 10,000 baht a month were gone 89.5 percent of the time. At 100,000 baht and above, 60.4 percent were gone, so four in ten were still on the portal seven to eight months later.
The data does not say why. It does show the result, and it is steady from one band to the next. A landlord with a 60,000 baht unit should plan for a longer listing than one with a 15,000 baht unit.
Rentals priced above the zone sit longer
To test pricing, we compared each rental's asking rent per square metre with the median for its zone in the same batch. Then we checked how many were still up in September.
| Still up in late September | |
|---|---|
| 10%+ under median | 20.1% |
| Within 10% | 24.6% |
| 10 to 25% over | 25.1% |
| 25%+ over | 30.6% |
Source: Vurel listing data, PropertyHub (2,385 to 5,431 listings per group)
Rentals priced at least 25 percent above their zone median were still up 30.6 percent of the time. Rentals priced at least 10 percent below it were still up 20.1 percent of the time. The difference is about one and a half times the chance of still sitting there seven months on.
The effect is steady but not huge. Rent per square metre also changes with unit size, and differently in each zone, so part of this comparison reflects size rather than price. Our rent per sqm by unit size post shows how to compare a unit with others of its own size, which is the fairer test.
What to tell a landlord
Most rental listings do not last. Across the whole batch, 85 percent of the February rentals were off the portal by late September. Even with the bulk accounts set aside, three in four were gone. A landlord whose listing is still up after several months is in the minority, and should hear that plainly.
The zone and the rent level set the clock. A 10,000 to 20,000 baht unit in Nonthaburi, Bang Na or On Nut sits in the fastest part of the market. If it has not moved in a couple of months, the price and the listing are worth a second look. A 60,000 baht unit in Chidlom or Khlong Toei can take much longer without anything being wrong.
Price against the unit's own size and zone, not the zone's headline median. Rentals priced 25 percent or more over their zone were about one and a half times as likely to still be sitting as those priced 10 percent under. If a landlord wants to test a high number, agree in advance on how long to hold it before cutting. Our rent cuts post shows how landlords who cut usually do it.
For prospecting, a rental from a small poster account that is still up months after posting is worth a call. The data cannot say why it is still up, but it can tell you it is one of the few that are.
How we measured this
Data window. PropertyHub condo listings in Greater Bangkok zones that were in the first batch Vurel read from the portal in February 2026 and that the portal dates between 21 January and 20 February 2026. A listing counts as gone if our removal checker confirmed between 15 and 28 September 2026 that the portal no longer shows it. It counts as up if we saw it live on or after 15 September. We use only whether a listing was gone by the check, not the removal date, because removal dates lag while the checker works through its backlog. PropertyHub does not file condo rentals under the "Lease" label that LivingInsider uses for many monthly rentals, so this batch is complete on that count.
Counts. 31,528 rentals and 8,296 sale listings with a known status. The seven bulk accounts are the PropertyHub poster accounts with more than 1,000 listings in the batch. Without them there are 15,668 rentals and 3,762 sale listings. Zone and rent band figures use asking rents as posted. The price comparison uses rentals between 15 and 1,000 sqm with a rent above zero, and leaves out listings tagged only as "Bangkok".
Caveats. This is one portal and one batch, so it describes what happened to rentals posted in early 2026, not a permanent rule. Gone means the listing left the portal, not that the unit was let, and a listing taken down and reposted counts as gone. Another 1,885 rentals in the batch had no zone and all but one were gone. Counting them would lift the 85 percent to 86 percent. Vurel does not merge duplicate listings, so a unit posted twice counts twice.
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.