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Monthly condo rentals in Pattaya

Renting for a month or a few months instead of a year: what the rules say and what to expect.

Checked and updated 14 October 2026

Short answer

A rental of 30 days or more is a lease; shorter stays in a condo have been treated by Thai courts as an unlicensed hotel. On a monthly lease from a landlord with 3 or more units, deposit and advance rent together are capped at 3 months' rent, and electricity and water may not be billed above the utility's own rate.

Why 30 days matters

  • In 2018 a court ruled on daily and weekly lettings in a Hua Hin condo: the owners had no hotel licence under the Hotel Act 2004, and "only rentals of 30 days or more would be legal" (Bangkok Post, 18 May 2018).
  • In March 2025 the Ministry of Interior directed action against condos offering daily rentals in Pattaya, after a raid on three condos in Bang Lamung (Pattaya Mail, 28 March 2025).

The lease rules on a monthly rental

  • The Consumer Protection Board's notification treats any lease of up to 3 years as a short-term lease, monthly ones included, when the landlord has 3 or more units.
  • Deposit and advance rent together: no more than 3 months' rent.
  • Leaving early: after at least half the term, with 30 days' written notice.
  • When no term is agreed, either side may end the lease at the end of a rent period with one rent period's notice (Civil and Commercial Code section 566).

Minimum terms

Many listings state a minimum. FazWaz shows a "Min. Rental Duration" on each listing; the one we read in Jomtien said "at least one year". We did not measure how many listings accept a month.

Prices

Asking rents by area: Condo rent prices in Pattaya. We found no source that compares monthly with yearly rents for the same units, so we don't state a difference.

Sources

  1. Airbnb bookings illegal, court declares, Bangkok Post. Checked 14 October 2026.
  2. Ministry of Interior takes action against condos offering daily rentals in Pattaya, Pattaya Mail. Checked 14 October 2026.
  3. Contract Committee notification: residential rental as a contract-controlled business, B.E. 2568 (Royal Gazette, 6 June 2025), Office of the Consumer Protection Board. Checked 14 October 2026.
  4. Residential leases must use the standard contract, Office of the Consumer Protection Board. Checked 14 October 2026.
  5. The new rental rules in force from 4 September 2025, Thansettakij. Checked 14 October 2026.
  6. Civil and Commercial Code section 566, Thai Law Online (statute text). Checked 14 October 2026.
  7. Condos for rent near Jomtien (minimum rental duration on listings), FazWaz. Checked 14 October 2026.