A practical timeline for finding a rental, moving in, and setting up utilities
Moving to Thailand and renting for the first time involves more moving parts than the apartment search itself — documents, deposits, utility setup, and a realistic move-in budget. Here's a practical, step-by-step checklist covering what to sort out before you arrive and in your first few weeks.
Landlords and agents typically ask for a passport copy, a valid visa/entry stamp, and sometimes proof of income or a reference. If you're renting through an agency rather than directly, they may ask for a small administration fee. Scan and save digital copies of everything before you travel — you'll need them repeatedly for viewings, contracts, and utility sign-ups.
Not strictly — many landlords accept cash or an international transfer for the deposit and first month, especially for short stays. A local bank account makes ongoing rent and utility payments much easier, though, and most banks require a valid visa (not just a tourist entry stamp) and proof of address to open one.
Plan for roughly four to five times the monthly rent to cover the security deposit, advance rent, any agency fee, and initial essentials. A 20,000 THB/month condo, for example, commonly needs 80,000–100,000 THB set aside to move in comfortably.
Electricity is the main variable cost, driven mostly by air conditioning use, and rises significantly in hot months. Water is typically inexpensive. If a building bills electricity through the juristic person rather than the state utility, rates can run noticeably higher than the government tariff — worth checking before you sign.
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Search online listings, but confirm details (actual availability, exact unit, whether the price includes the common fee) directly with the landlord or agent before traveling to view. If you can, book a short-term stay near your target area first and view several units in person — photos rarely capture noise, water pressure, or how far the aircon actually reaches.
Most furnished condos already have electricity, water, and sometimes internet accounts set up (some buildings bill electricity/water through the juristic person rather than the utility directly, often at a markup — check this before signing). If you need to set up internet yourself, providers typically require your passport and the rental contract, and installation usually takes a few days to a week.
Budget for more than just the deposit: two months' security deposit plus one month's advance rent is the norm, on top of which add agency fees (if applicable), a basic grocery/essentials run, and any furniture or appliances the unit doesn't already include. Together, total move-in costs commonly run to four or five times the monthly rent.
Start browsing listings 4–6 weeks out to understand pricing and areas, but avoid signing a long lease sight-unseen from abroad if you can help it. A common pattern: book 1–2 weeks of short-term accommodation on arrival, view units in person, sign once you've confirmed the unit and building in real life, then move in within days once the deposit clears.