BLUE HORIZON CONDOS · PROPERTY TOOLS
Pattaya Property Investment Calculator
See what your rental income could look like after costs.
Your property & assumptions
A starting point to explore. These figures are not a Pattaya market average.
Use the asking price or the offer you have in mind.
Rent during occupied months, before expenses.
Allow for vacancy and any months you will use the property yourself.
Annual running costsCommon fees, rental services & owner costsTHB 35,000Edit breakdown
All amounts are annual. Leave unknown costs blank; enter 0 only where no cost applies.
Building & ownership
Rental services
Enter each charge once. If management includes letting, do not add the same charge again.
Agency commission is not included. Enable it above to add it.
Additional purchase costsTransaction, furnishing & setupTHB 200,000Edit breakdown
One-off costs added to your purchase price, not deducted from rent.
Use the transfer calculator’s buyer share, then add any other purchase expenses separately.
YOUR RENTAL RETURN
Illustrative estimateEstimated net rental income
THB 185,000/ year
THB 15,417 / month, averaged across the year
on total investment
purchase price + initial costs
Agency commission is not included.
After entered operating costs and maintenance reserve; before income tax and financing. Excludes changes in property value.
Includes illustrative cost allowances. Replace them with the property’s actual costs.
A little room for uncertainty
WHAT IF?THB 20,000 / month × 11 rented months
What-if scenarios, not forecasts. Rent-linked fees adjust with rent; annual THB costs stay fixed.
From rent to return
- Potential annual rentTHB 20,000 × 12
- THB 240,000
- Vacancy allowance1 months
- − THB 20,000
- Collected rent
- THB 220,000
- Running costs & reserve
- − THB 35,000
- Net rental income
- THB 185,000
How the yield is calculated
Net yield = THB 185,000 ÷ THB 3,200,000 × 100 = 5.78%.
Gross potential yield = 12 months’ rent ÷ purchase price = 8.00%. This excludes vacancy, expenses and purchase costs.
UNDERSTANDING THE NUMBERS
A useful estimate starts with realistic assumptions.
This calculator looks at one year of rental income from a cash purchase. It does not model a mortgage, a future sale or appreciation.
Explore the buying guide →What does “net rental yield” mean here?
Annual rent collected, less the operating costs and maintenance reserve you enter, divided by the purchase price plus one-off purchase costs. Income tax and financing are excluded.
A worked example
A ฿3,000,000 purchase with ฿200,000 in additional costs means ฿3,200,000 invested. At ฿20,000 rent for 11 months, you collect ฿220,000. Subtract ฿35,000 in annual costs and reserve: ฿185,000 remains, a 5.78% net rental yield, excluding agency commission. Selecting one month’s commission adds ฿20,000 in costs, leaving ฿165,000 and a 5.16% yield. These are illustrative figures, not a market forecast.
How should I choose rent and rented months?
Use a current lease where available, or compare similar properties by building, size, condition and rental term. Advertised asking rents are a starting point, not evidence of achieved income. Allow for vacancies and owner use.
Which expenses should I include?
Include the costs you pay as owner: building fees, insurance, utilities, property tax, repairs and replacements, plus any letting and management charges. Add transaction, furnishing and setup costs to the initial investment. Enter each cost only once, and check the applicable charges for your property.
Blue Horizon Condos · Rental return estimate
Blue Horizon Condos — Rental return estimate Calculation date: 2026-09-11 Purchase price: THB 3,000,000 Base monthly rent: THB 20,000 (Illustrative example) Base months rented: 11 What-if scenario: Your assumptions Modelled rent: THB 20,000 / month × 11 rented months = THB 220,000 / year Common-area fees: THB 18,000 / year Insurance: THB 0 / year Owner-paid utilities / internet: THB 0 / year Property tax: THB 0 / year Maintenance & replacement reserve: THB 10,000 / year Other annual owner costs: THB 7,000 / year Agency commission: Not included (optional) Ongoing management: 0 % of rent collected → THB 0 Buyer’s transaction costs: THB 100,000 Furnishing / renovation: THB 100,000 Other setup costs: THB 0 Annual running costs entered: THB 35,000 Net rental income: THB 185,000 / year THB 15,417 / month, averaged across the year Net rental yield: 5.78% Total initial investment: THB 3,200,000 Includes illustrative sample cost allowances. These are not verified property costs. After entered operating costs and maintenance reserve; before income tax and financing. Excludes changes in property value. What-if scenarios, not forecasts. https://bluehorizoncondos.com/pattaya/property-investment-calculator
bluehorizoncondos.com/pattaya/property-investment-calculator