How Seasonality Affects Property Returns in Thailand
How Seasonality Affects Property Returns in Thailand
In Thailand, life doesn’t follow the calendar — it follows the weather and the tourist flow. There are no four classic seasons here; instead, the country lives between the high and low seasons. And if you’re buying a property for rental income, this factor affects your returns more than exchange rates or bank yields ever could.
High Season: When the Country Doesn’t Sleep
From November to March comes the golden time. Streets fill up with tourists again, flights are packed, and beaches are alive. This is the high season — the moment when investments perform at full capacity.
In Phuket, a studio that rents for 20,000 THB (≈54,000 RUB) in summer can bring in 35,000–40,000 THB in January. Villas in Bang Tao or Kamala easily reach 150,000–250,000 THB per month. Pattaya shows similar numbers: from 18,000 THB in May to 30,000–35,000 THB during winter.
At nearly 100% occupancy, an owner can cover yearly expenses and turn a profit within just three months. Property managers often recommend short-term rentals during this period to maximize daily rates.
In Phuket, a studio that rents for 20,000 THB (≈54,000 RUB) in summer can bring in 35,000–40,000 THB in January. Villas in Bang Tao or Kamala easily reach 150,000–250,000 THB per month. Pattaya shows similar numbers: from 18,000 THB in May to 30,000–35,000 THB during winter.
At nearly 100% occupancy, an owner can cover yearly expenses and turn a profit within just three months. Property managers often recommend short-term rentals during this period to maximize daily rates.
Low Season: When Demand Slows, but Doesn’t Vanish
From April to October, the temperature rises, humidity increases, and the tourist flow thins out. Still, the market stays active. Long-stay tenants take over — freelancers, digital nomads, teachers, and families who live on the islands for 3–6 months. They look for quiet places, discounts, and reliable Wi-Fi — and they’re willing to rent steadily through the whole summer.
As a result, well-managed condos maintain 70–80% occupancy even in the rainy months. Annual returns may dip slightly, but rarely more than 10–15%.
For investors buying with 0% installments, these months are an opportunity to cover payments while keeping passive income flowing.
As a result, well-managed condos maintain 70–80% occupancy even in the rainy months. Annual returns may dip slightly, but rarely more than 10–15%.
For investors buying with 0% installments, these months are an opportunity to cover payments while keeping passive income flowing.
Why Seasonality Is a Tool, Not a Threat
Average annual rental yields in Thailand’s resort market are 6–10% per year, even with seasonal drops. At the same time, property prices rise by 5–7% annually.
For example, a studio in Kamala purchased in 2022 for $85,000 now sells for $115,000 — a +35% increase. Rental income over three years adds another $10,000–12,000, fully offsetting any off-season dips.
This mix of capital growth and rental yield makes Thai real estate resilient. Even with slower months, total returns remain higher than those from long-term rentals in most Russian or European coastal cities.
For example, a studio in Kamala purchased in 2022 for $85,000 now sells for $115,000 — a +35% increase. Rental income over three years adds another $10,000–12,000, fully offsetting any off-season dips.
This mix of capital growth and rental yield makes Thai real estate resilient. Even with slower months, total returns remain higher than those from long-term rentals in most Russian or European coastal cities.
Real Case from ATHOME
One of our clients bought a 36 m² apartment in Jomtien for around $52,000. The unit is managed by a local operator and rented short-term.
From December to March, it brought in $4,800 in net income; the rest of the year — about $2,500.
Total annual profit: $7,300, or roughly 8% per year in USD. All processes — booking, cleaning, payments — were handled remotely.
From December to March, it brought in $4,800 in net income; the rest of the year — about $2,500.
Total annual profit: $7,300, or roughly 8% per year in USD. All processes — booking, cleaning, payments — were handled remotely.
What Determines Stable Returns
Location. The closer to the beach, the better. Properties within 1 km of the sea rent out year-round.
Infrastructure. A swimming pool, gym, coworking space, and cafés in the complex help attract long-term tenants in summer.
Property type. Compact studios and one-bedroom apartments (25–40 m²) are easier to rent consistently than large units or villas.
Management. Professional property management reduces seasonal fluctuations. Listing on multiple booking platforms can boost occupancy by 20–30%.
Infrastructure. A swimming pool, gym, coworking space, and cafés in the complex help attract long-term tenants in summer.
Property type. Compact studios and one-bedroom apartments (25–40 m²) are easier to rent consistently than large units or villas.
Management. Professional property management reduces seasonal fluctuations. Listing on multiple booking platforms can boost occupancy by 20–30%.
When to Buy to Benefit from Seasonality
The best time to buy is May to September. Summer brings discounts, developer promotions, and flexible payment plans. By November, new project phases launch with prices already 3–5% higher.
Buying in the low season means entering the market cheaper — and having the property ready to earn by the next high season.
Buying in the low season means entering the market cheaper — and having the property ready to earn by the next high season.
FAQ
Can I earn rental income year-round?
Yes. Choose a property in a prime area and hand it over to a professional management team.
Which month is the most profitable?
January. Income that month can account for up to 20% of the annual total.
Should I rent out during the low season?
Absolutely. Even at lower rates, it’s better than leaving the property vacant.
When is the best time to invest?
At the start of sales, especially in summer. Early investors save up to 10% and get the best layouts.
Yes. Choose a property in a prime area and hand it over to a professional management team.
Which month is the most profitable?
January. Income that month can account for up to 20% of the annual total.
Should I rent out during the low season?
Absolutely. Even at lower rates, it’s better than leaving the property vacant.
When is the best time to invest?
At the start of sales, especially in summer. Early investors save up to 10% and get the best layouts.
Conclusion
Seasonality in Thailand isn’t a problem — it’s a rhythm. Once you understand it, you can plan your rental returns for years ahead and enter the market at the most profitable moment.