Most of Pattaya's rental market runs on informal arrangements, and most of the time that is fine. The trouble starts when something goes wrong and there is nothing in writing, or when your visa extension is refused because the owner never registered you.
We rent units the boring, documented way. It costs you nothing extra and it removes the two risks that actually matter.
Ask these before you pay a deposit
- Will the owner file the TM30? If they will not, walk away, because it can cost you a visa extension.
- What is the deposit and what specifically can be deducted from it?
- Are electricity and water billed at the government rate or at a building markup?
- Who pays for repairs to the air conditioning, which is the single most common breakdown here?
- What happens to your lease if the owner sells the unit?
Frequently asked questions
How much deposit is normal?
Two months rent plus the first month in advance is the common structure for a yearly lease, with less for short stays. What matters more than the amount is having the deduction conditions written down.
Can I rent for just one month?
Yes, though monthly rates are meaningfully higher than yearly ones and the choice of buildings is narrower, since daily and very short lets are restricted. Tell us your dates and we will show you what is genuinely available.
Do you charge tenants a fee?
Tell us your budget and dates on LINE and we will set out exactly how we are paid before you view anything. No surprises at signing.
Need somewhere for next month?
Send us your budget, your dates and whether you want Jomtien, Pratumnak or the city. We will shortlist within a day.
Related services
- Real estateCondos for sale in PattayaForeign freehold units across Pattaya and Jomtien, with the quota, the title and the transfer costs verified before you pay a deposit.
- Real estateHouses for rent in PattayaFamily homes and pool villas with space, parking and a garden, on a proper written lease.
- Visa servicesTM30 residence notification in PattayaThe address registration that blocks visa extensions when it is missing, filed correctly for your property.
- Legal servicesContract drafting and reviewSomeone reads the Thai version and tells you what it actually says, before your signature is on it.