Property Management in Pattaya — For Owners
List with Pattaya's leading agency and put your property in front of buyers across twenty-four languages and markets.
Legal & Financial Checks
Every property we list goes through a detailed legal and financial review before it ever goes live. That means a full check for outstanding mortgages, liens, and any other encumbrances — so buyers know they can trust what's on Apartwell.
Title & Ownership Verification
We check the title deed and ownership quota — Freehold or Thai Quota — and confirm there's no unresolved dispute attached to the property.
Encumbrance Search
Before we accept a listing, we search for outstanding mortgages, liens, and any other financial claims against the property.
Professional Marketing
Once your property passes verification, it gets its own catalogue reference, professional photos, and a translation into twenty-four languages.
Frequently Asked Questions
- How do I list my property with Apartwell?
- Send our team your property details along with whatever documents you have. We'll run a legal and financial check first, then agree on a valuation and marketing plan before anything goes live.
- What documents do I need to sell my condo in Thailand?
- You'll need the title deed — Chanote or condominium unit title — plus your foreign-ownership quota confirmation if it applies, ID or passport, and any mortgage or loan documents tied to the unit. We help owners pull all of this together as part of the verification process.
- How long does the legal check take before my property is listed?
- Usually just a few business days, depending on how fast title, quota, and encumbrance records come back from the Land Department. We move quickly, but we never skip a check to save time.
- What commission does Apartwell charge to sell a property?
- Commission is agreed per listing and depends on the property type, price, and marketing scope. Get in touch for a straightforward quote — the initial valuation is free.
- Will my listing be marketed to international buyers?
- Yes. Every verified listing gets translated into twenty-four languages and goes out with its own catalogue reference, professional photos, and full marketing across our buyer network.
Let your property earn while you're back home
Apartwell handles the rental side too — finding tenants, upkeep, reporting and payouts — so you don't have to be in Thailand for it to bring in income.
GRR — Guaranteed Rental Return
A fixed percentage paid by the developer or hotel operator for 3–5 years, regardless of how often the unit actually gets booked.
Rental Pool
Income from every unit taking part in the scheme gets pooled and split proportionally, managed by a professional hotel-style operator.
Self-management (OTA)
Listed yourself on Airbnb, Booking.com, Agoda. Gives you the most control and the highest upside, but stays under 30 days need a Hotel Act license.
Hybrid model
Short-term rental at premium high-season rates (Nov–Apr), switched to longer-term rental in low season (May–Oct) to keep occupancy steady all year.
What management includes
One service that covers the whole cycle, from finding a tenant to reselling the unit.
Full-cycle support
Sourcing → purchase → furnishing → renting out → management → resale
Vetted tenants
Screened, reliable guests only — checked before they move in
Photo & video tour
Professional visuals for your listing on rental platforms
Dynamic pricing
Rates checked against real market data, not just set and forgotten
Legal rental paperwork
Contracts drawn up properly, so the owner's rights are covered
Cleaning & condition checks
Regular cleaning and inspections between stays
Responsive minor repairs
Taps, AC, appliances — repaired without waiting on owner approval
Utility bills handled
Water and electricity billed by meter, paid from rental income
Monthly reports
Full visibility on stays, income and expenses
Get paid however suits you
Bank transfer, including overseas payments to the owner
Owner visits, scheduled
Dates coordinated ahead so there's no clash with guests
Know your income before you commit
Run the numbers online before signing a management agreement
Rental income calculator
Enter the property price, pick a model, and get an estimated annual and monthly income range.
Estimated gross annual income
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Estimated net annual income
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* This is a rough estimate, based on yield and fee data from comparable Pattaya and Phuket properties. It's not an offer or an income guarantee — for a precise forecast on a specific property, talk to an Apartwell manager.
What it costs to manage a rental property
Market ranges pulled from comparable Pattaya and Phuket management services — worth checking any management agreement against this table before signing.
| Item | Range | Note |
|---|---|---|
| Management fee | 15–30% | Of gross income — standard for full-service management |
| CAM fee (common area maintenance) | 20–70 THB / sqm / month | Paid to the condo's own management, regardless of rental model |
| Cleaning | included or separate | Depends on the management company — check the contract |
| Minor repairs | Included / charged separately | Major repairs are usually quoted separately |
| Utility bills | Deducted from income / billed separately | Water and electricity charged by meter |
| Tax on rental income | 5% for residents / 15% for non-residents | Check the current rate with a tax advisor |
| Tenant-finding fee | One month's rent | Standard for long-term leases |
| OTA platform commission | Airbnb 3% · Booking 15% · Agoda 15–18% | Only applies to self-managed listings |
Total cost of ownership over 5–10 years
Most listings just show the purchase price. This adds the building's own recurring cost (the CAM fee) on top, giving you a fuller picture before you commit — property tax, insurance and any rental-management fees still depend on the owner and aren't included here; see the cost table above for those ranges.
Purchase price
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CAM fee for the period
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Estimated total
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* For illustration only, based on the published CAM fee range (20–70 THB/sqm/month). This excludes property tax, insurance, sinking fund and management fees, since those vary by building and situation — ask an Apartwell manager for figures specific to a given unit.
Why owners pick Apartwell to manage their property
This section covers the questions owners ask most often when comparing management options in Pattaya and Phuket.
Everything on one page
Purchase price, ROI estimate, rental terms and management — all in one place, not scattered across the site.
A live income calculator
An estimate based on price and the model you choose, available to any visitor — no need to call a manager first.
A straightforward cost breakdown
Real ranges for management fees, CAM, taxes and OTA commissions, published openly instead of "contact us for details."
Models compared side by side
GRR vs. Rental Pool vs. self-management vs. hybrid, all in one table — compare before you even book a call.
Clear, structured reporting
Regular, structured reports rather than one-off updates — income, occupancy and expenses tracked the same way every time.
Help in your language
This whole site, including this section, works in several languages, so you can go through the terms in your own.
Rental & Management FAQs
- How much does property management cost, and what's included in the fee?
- Expect somewhere between 15–30% of gross income, depending on the model and scope of service. Check with the management company exactly what's covered — cleaning, minor repairs, bill payments.
- What's the difference between full management, a Rental Pool, and managing it yourself?
- Full management and Rental Pool don't need owner involvement, though income depends on the contract terms. Managing it yourself through OTAs gives you more control, but it takes time and you'll need a Hotel Act license for stays under 30 days.
- Do I need to be in Thailand to rent out my property?
- No — it can all be handled remotely. Check-in, reporting and payouts are organized by the management company.
- What happens to income once the GRR guarantee period (3–5 years) ends?
- Once the guarantee period ends, income goes back to real market conditions — it can rise or fall depending on demand and how well the property's managed.
- What tax applies to rental income in Thailand?
- From the data we've gathered, it's roughly 5% for tax residents and 15% for non-residents. Rules change, so confirm the current rate with a tax advisor.
- Can I change management companies if the property's already being rented out?
- Yes — usually it comes down to the notice period in your current agreement. Before switching, check the termination terms and any obligations to existing tenants.