Guide For Renting A Property
In Pattaya, Thailand

Especially in today’s (2020) landscape, there is an ever-growing amount of advantages that come with renting a property, as opposed to buying. Certainly, if you’re in a position to buy a property outright, it’s typically the better option, however, for those without the capital to make such an investment, renting is certainly not the worst alternative in the world.

Today, rented accommodation is getting even better, and landlords are raising their game in order to remain competitive.

Renting is typically cheaper than owning, and the bills are more predictable as well. This is great for those of you who prefer stable finances that you can confidently predict. And of course, with lower outgoings, you’ll invariably be able to save money.

In addition to that, renting is more flexible than owning as you can move on to somewhere else relatively quickly without having to faff around. This is especially handy if you A) like to travel and move around a lot, or B) you may have to move around for work.

There is also a lot less hassle renting, as opposed to being an owner because there will be no property maintenance required on your part—most of that will be taken care of by the property owner.

If you’re not overly excited by the prospect of committing to a property for life or you are a newcomer to Pattaya considering your options, then renting a condo or house in Pattaya will be the best option for you. Read on for some handy tips on how to approach it.

What you must do first is think carefully and decide on what type of property is going to best suit your lifestyle, taste, and requirements.

For example: if you’re single and will be living alone, then a 5-bedroom house might not be the best option for you. Perhaps a smaller condo with a sea-view would be preferable? Be realistic about what you need and can afford, and that will help you to narrow down your search significantly.

Furnished, Unfurnished, or Part-Furnished – Which is Best?

First of all, whichever option you choose, it will very rarely affect your rental fee (and if so, not by much), thus, deciding on either of the three will largely depend on the longevity of your stay, personal taste, and available budget.


Some people prefer an unfurnished apartment so that they can decorate and furnish it as they please. This is typically the more attractive option to those who will be renting long-term.


Part-furnished can be an attractive option so long as the apartment has the essentials. Then you can finish off with a few fancy items of furniture to your liking. Of course, with either unfurnished or part-furnished apartments, you’ll have the added burden of transporting/getting rid of the furniture should you need to move on or leave the country.


For the path of least resistance, renting a fully furnished apartment is the way forward. This will allow you to move in and move out with little hassle in between.

When choosing a condo or house, you should not only think about the number of bathrooms but their location. If you are likely to have regular visitors, will it be worth having an extra bathroom? If you don’t expect to have any visitors at all, then this won’t be an issue. It’s simply good practice to account for every eventuality so that you can settle on the best possible property.

This is important! Some properties will come with a washer/tumble, whereas others will not. Most properties will—at the very least—have shared laundry facilities, whereas others may offer a laundry service.

If you can’t find a property that you like with in-house laundry, then you should research prices of nearby laundry services and decide if you can be bothered with the hassle of taking your laundry elsewhere.

Be careful to ensure that a prospective condo or house has all of the appliances that you want and need. The last thing you need is to rush into an apartment only to realise that you have to go out and spend a fortune on appliances.

Pro-Tip: Never be afraid to negotiate before deciding. If an apartment is almost perfect, ask them if they can provide certain appliances to sweeten the deal. If you’re renting long-term and putting down a sizeable deposit, then most landlords will be open to kitting the property out with a few extras.

The answer is almost certainly yes! You might not think that a balcony or garden area will be necessary until you move in and find yourself wanting a bit of fresh air without having to leave the comfort of your own home.

Balconies are especially important if you are a smoker. Most high-end properties are non-smoking, so you will invariably have to exit the building before getting your nicotine fix. That said, opting out of a balcony or garden area could be a blessing in disguise by helping you to cut down!

Just be careful when sacrificing certain benefits and be certain that you don’t want or need them before passing them up. The last thing you need is to rush into a long-term agreement on an apartment without a balcony only to regret it after the first week.

It shouldn’t be too difficult to find what you are looking for as the property market in Pattaya is huge. Your best option will be to simply visit our Pattaya Prestige Properties Website and browse the vast selection of properties that we have available to rent.

Should I Rent Privately or Through an Agent?

This is entirely down to your discretion; however, we would advise going through an agent. Yes, we are a little biased in this regard, but there are many benefits to using an agency as they are a regulated and professional trade body or association. Renting privately might be the best option for you if you are fortunate enough to find the right landlord. However, there are no guarantees when renting privately, so tread carefully.

Things to Look Out for on a Viewing:

  • Make sure that a property has been well maintained (i.e., windows, roof, and guttering)
  • Be mindful of how much storage space is available compared to how much you’ll need
  • Ensure that the place is well-insulated
  • Double-check that all gas and electrical appliances are certified and safe to use
  • Do the furnishings meet fire-safety standards?
  • Run all of the faucets in the house—are they in working order? What is the water pressure like?
  • Check that hot waterworks and that the air conditioning unit are functional
  • How secure is the apartment? Are you in a gated community? Is the apartment in a secure condominium?
  • Do you have your own secure post box?
  • Are common areas kept clean and maintained by the building staff?
  • What local transportation is available? Will you need to venture far to access your local amenities?
  • Is your prospective property close enough to things that are important to you? (i.e., the beach, local restaurants, etc)
  • Is there any roadworks or construction going on nearby? Be mindful of properties with empty plots next door—this might sooner or later be used for a construction project which would take the best part of a year.
  • Be sure to speak with existing tenants if you bump into them on your visit—how do they like living in the area? Is there anything to look out for? What is the landlord like?

By asking questions like these and being mindful of what to look out for, you shouldn’t have a difficult time finding the perfect rental property for you in Pattaya.

Don’t Wait Around Too Long!

Yes, it is important to take your time and not rush into a decision, but you must also be mindful of the fact that the best properties will disappear quickly. Thus, you’ll need to move relatively fast to secure the perfect place.

  • You can use Pattaya Prestige Properties to be notified of any suitable accommodation the moment they come available
  • View property the moment you are interested and have reservation cash available just in case
  • Be ready to sign a tenancy agreement

What to Expect from a Contract?

Before you move into your new property you will be required to fill out and sign a tenancy agreement. This is an important document that will detail all of the rights and responsibilities that both you and the property owner will bear, including:

  • The property address
  • Amount of deposit paid (and Terms & Conditions for having it returned at the end of contract)
  • How much/often your rent will be paid
  • The duration of the agreement
  • Contact details for the landlord
  • Any bills which may or may not be included within the rent
  • Any additional charges (cleaning, building maintenance etc).

Be careful when reading your contract and ensure that you are entirely comfortable with it and that you fully understand what is involved. Get everything in writing and don’t rely solely on verbal agreements.

What Will Be Expected of Me as a Tenant?

  • Pay your rent on time but be sure to ask how much grace you have and whether additional charges will be added for late payments
  • Most of the time you will be required to pay all charges for gas, electricity, and water. Equally, in the majority of cases, you will be required to pay for internet and cable TV… Make sure to work this out before signing any agreement
  • Keeping the property clean and tidy
  • Reporting any damage or necessary repairs to the landlord immediately
  • Repairing or paying for any careless or intentional damage caused to property + for some small repairs as would have been outlined and agreed in your contract
  • Basic house maintenance (changing batteries and bulbs, etc)
  • Being respectful of your neighbours
  • Providing reasonable access to the landlord should they need to show the property to prospective buyers or new tenants (in the lead up to the end of your agreement or as part of any special agreement you may have with the landlord)
  • Leaving the property in the condition that you found it in
  • No sub-letting unless the landlord has allowed you to do so in writing


Whilst there is a lot of information in this article, renting a property in Pattaya is actually incredibly straight forward. So long as you keep an eye out for what’s important and you are mindful of everything before rushing into an agreement, you shouldn’t run into any issues.

Using a reputable real estate agency such as Pattaya Prestige Properties will be of great benefit to you, offering you security and additional peace of mind. That said, renting privately is certainly not unheard of. Just be careful and get everything in writing before parting with your hard-earned cash.

We hope that you have found this useful! If you are looking for a specific property or are struggling to find precisely what you are looking for, then please do not hesitate to reach out and contact us today. We will gladly assist you in your search for the perfect home to rent in Pattaya.

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