ApartmentSample
1 / 2
฿18,000/ month
Minimum 6 months
Sea-view one-bedroom in Jomtien
Sample Beach Condo · Jomtien
- Beds
- 1
- Baths
- 1
- m²
- 35
- Floor
- 15
Rental management
Rental management in Pattaya, done by the book
We rent out and look after Pattaya condos for owners who live abroad. Monthly and long-term tenants, legal contracts, a clean unit, and a report you can read in a minute.
For rent
Apartments for rent
New projects and apartments for rent in Pattaya, for 3, 6 or 12 months. Ask about any apartment on WhatsApp.
New projectSample
1 / 2
From฿15,000/ month
Minimum 3 months
Brand-new studios in Central Pattaya
Sample City Project · Central Pattaya
- Beds
- 1
- Baths
- 1
- m²
- 30
- Ready
- 2026
ApartmentSample
1 / 2
฿45,000/ month
Minimum 12 months
Two-bedroom beachfront in Wongamat
Sample Bay Residence · Wongamat & Naklua
- Beds
- 2
- Baths
- 2
- m²
- 85
- Floor
- 28
The 30-day rule, in plain terms
Under Thailand's Hotel Act, renting a room for less than 30 days is a hotel business. It needs a hotel license, and ordinary condo units almost never qualify. Many Pattaya buildings also ban short stays in their own rules.
Rentals of 30 days or longer are residential leases. They are legal in any building that allows renting, and they are what we manage.
You can still list on Airbnb and similar platforms with a 30-night minimum. A lighter registration route for short stays has been discussed, but it is not law yet.
1 to 29 nights
30 nights or more
130365+
×Hotel license required
Treated as a hotel business. Fines and complaints from the building are real risks.
Legal residential lease
A normal lease in any building that allows renting. This is what we manage.
What management includes
Everything on the ground, handled by one team that answers to you.
Pricing and listing
Professional photos, listings on the platforms that work for monthly stays, and pricing set by season.
Tenant screening
Passport and visa checks, references where available, and a security deposit held against damage.
Contracts and TM.30
A bilingual lease for every stay, and the TM.30 address notification filed within 24 hours of arrival.
Check-in and cleaning
In-person handover, a photo inventory, and a professional clean and linen change between tenants.
Repairs and upkeep
Air conditioner servicing and trusted contractors. Anything over your agreed limit needs your approval first.
Bills and statements
Common fees and utilities paid on time. Rent, costs and receipts in one monthly report, with payouts to your account.
Monthly stays or long-term leases
Monthly stays, 1 to 6 months
Winter visitors, remote workers on a DTV and people trying Pattaya before they buy.
- Higher monthly rates, especially November to March
- More turnover, cleaning and check-ins
- Best for central and beachfront units
Long-term leases, 6 to 12 months or more
Retirees and families who live in Pattaya year-round.
- Steady income and fewer empty weeks
- Less wear on the unit
- Best for Jomtien, Pratumnak and larger units
Managing your Pattaya property from overseas
Most of the owners we work with live in Europe, Israel, Australia or North America. Here is what that looks like.
- One contact person on WhatsApp
- A photo condition report after every tenant
- Your approval before larger repairs
- Payouts to a Thai or overseas account
- Help declaring rental income in Thailand
- Rent received from tenant
- Common fees and utilities paid
- TM.30 filed for new tenant
- Air conditioners serviced, photos attached
- Receipts and payout sent
What could your unit earn?
Send the building name, unit size and a few photos. We reply with a realistic monthly rent and our fee, quoted for your property.