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What is the best way to go about finding my ideal home in Bangkok? view
In addition to rent what other charges can I expect to pay? view
How much is the security deposit? view
How long is a standard leasing contract? view
Do I have to pay Bangkok Home Finders for their service? view
What are the pros and cons of the different property types? view
I've used a letting agency before and the property on the website I was interested in was always gone, how do you avoid this? view
I'm on a tight budget how do I make the most of it? view
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To make your exprerience in finding you ideal home in Bangkok as easy as possible we would recommend the following:
- List out your main selection criteria in order of preference
- Budget
- Size, no. of beds, bathrooms, etc.
- Location, distance to transport links, schools, etc.
- Facilities, pool, gym, etc.
- Search or browse the website listings and request information on suitable properties, if you cannot find a suitable property please contact us with your requirements and we will try to locate properties for you.
- When you make an appointment with us to view properties allow yourself an average of 1 hour per property
- Viewing 8 properties in 1 day is quite possible however it can be quite tiring, sometimes it is preferable to split this into 2 half day's of viewings, our agents are quite happy to do either.
- As an alternative to hiring taxi's to get to viewing appointments, for a small charge we can provide a vehicle for half-day and full day viewings.
- Don't be afraid to ask questions, we are here to help.
The lists below are for budgeting and guidance purposes only. Actual costs and conditions must be confirmed when with individual owners before signing a lease agreement.
- Condo's, Houses and Town Houses
- Electricity at cost (1-3 baht per unit depending on usage)
- Water at cost (15 baht per unit)
- Cable or Satellite TV at cost
- Many local owners will require the tenant to pay the tax due on the rental revenue (Operation Tax) look out for this in any lease agreement as it can increase the overall rental fee by 12.5% (the current tax rate).
- Internet at cost (600-1,800 baht per month depending on line speed)
- Common area maintenance charges for a condo can be included or excluded in monthly rent
- General maintenance and upkeep, for large items and appliances this is usually the responsibility of the owner.
- Maid Full-time 6,000 to 15,000 baht per month (depending on abilities, spoken English, western cooking, etc.)
- Maid Service part-time 3,500 to 5,000 (depending on management company)
- Apartments and Serviced Apartments
- Electricity at cost (6-10)
- Water usually a fixed fee but generally more expensive than condos
- Cable or Satellite TV at cost
- Internet usually at cost (600-1,800 baht per month depending on line speed)
- Common area maintenance charges are included in monthly rent
- General maintenance and upkeep, for large items and appliances this is usually the responsibility of the owner but like all expenses in this list must be confirmed before committing to a lease.
- Maid Full-time 6,000 to 15,000 baht per month (depending on abilities, spoken English, western cooking, etc.)
- Maid Service part-time 3,500 to 5,000 (depending on management company)
The usual security deposit is equal to 2 months rental however some owners will insist on a 3 month deposit.
Security deposits are a source of constant exasperation for both landlords and tenant, much of which can be avoided if both parties can agree to an addendum to the lease defining it's usage and purpose.
It is also usual for the landlord to provide a property and damage checklist on commencement of the lease which will be used to check for damage or missing items upon on lease expiry.
Make sure that you take the opportunity to tour the property when the landlord is making this initial inspection and ensure that all defects are recorded, you should then ask for a copy of the inspection document for you records.
The standard term of a lease is 1 year, however most can be extended to 3 or even 5 years.
Depending on your anticipated length of stay in Bangkok a longer lease may bring some advantages, you may be able to negotiate a fixed rental for the entire agreement period avoiding any annual increases.
Some landlords are willing to accept a 6 month rental agreement but usually this will incur a 15-20% premium on the standard rental price.
No, our service is free to renters and buyers, we charge a commission fee to the property owners.
Although our revenue is derived from the landlord we are very customer oriented, the ex-patriot community is a closely knit one and we understand that our customers opinions and referals are paramount to our business.
Condo
- Pros
- Available in prime locations
- Security
- Low maintenance
- Amenities
- City views
- Cons
- High density living
- Rules & restrictions (covenants)
- Can be difficult to contact owner directly
Apartments
- Pros
- See Condo pros
- Budget units available
- Cons
- See Condo cons
- More expensive utility charges
Serviced Apartments
- Pros
- Good Locations
- Can Accommodate Short Stays
- Cost effective versus hotels
- Full range of amenities
- Zero maintenance
- Cons
- High density living
- Expensive when compared to other types of rentals
Houses
- Pros
- Quieter
- Privacy
- More space
- Utilities charged at cost
- Less restrictions than high density property types
- Good environment for children
- Gardens
- Cons
- Not easily available in prime locations
- Higher maintenance
- Less secure
- Can be expensive
Town Houses
- Pros
- Quieter
- Privacy
- Spacious
- Can normally be used for dual purpose home/business
- Less restrictions than high density property types
- Cons
- Usually less amenities that condos or apartments
- Higher maintenance requirements
We cannot guarantee that a listed property is still available as usually a property is represented by numerous agents but we do check with owners on a regular basis every 4 - 6 weeks to confirm the property status,
additionally our system will automatically expire any property that has not been updated within 8 weeks.
Although it is nice to have hundreds of results returned each property search we feel a smaller amount of current properties is a better use of your time and we refuse to waste your time just to make our site look bigger.
As in all housing markets generally speaking location, size, quality and demand are the deciding factors in rental price, however a small compromise in those areas can really broaden the scope and price of your selection of properties.
But before I go on to extoll the virtues of the lower cost alternatives there are a few points that should be taken into consideration"
- If you select a property that is not within walking distance of public transport (BTS or MRT) and need to use it on a daily basis you will have additional costs which can add up.
- If you use air-conditioning a lot old type air-conditioners can leave you with high monthly electricty charges.
- If you are far from private schools (those with English programs) transport costs can be high.
The above list of hidden costs could easily add another 10,000 baht to your monthly outgoings
If the above costs have not made you rethink your budget or are not applicable we can help find you large apartments, condos and houses at a much lower rental price of their CBD counterparts; for example an older type apartment 200sqm in the Thonglor area can be as much as a third of the price of it's Asoke counterpart,
modern 3-4 bedroom town houses in the Sukhumvit 71 area can be had for as little as 35,000 baht per month.
Condos along Ratchada Phisek Road can offer very good value for money starting at under 10,000 baht per month, generally they are of a lower grade that those found in the CBD but perfectly sevicable, however these would place you in a mainly middle class Thai environment which might leave non-Thai speakers feeling somewhat isolated, the same is applicable to the Bang-Na area.
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