THB 80,000/month is the rent—not automatically the amount you need before receiving the keys.

For an illustrative Bangkok lease:

• 1 month advance + 1 month deposit = THB 160,000 contract cash
• 1 month advance + 2 months deposit = THB 240,000 contract cash

Then add only the practical costs confirmed for your move: mover, internet setup, agreed cleaning or AC servicing, keys or parking, and any pet-related charge.

The useful distinction:

• advance rent is credited to occupancy
• a security deposit is held and may be refundable under the lease, less valid deductions
• practical move-in costs are usually spent

Thailand’s 2025 controlled-contract rules apply to covered residential rental businesses offering three or more units. For monthly-rent agreements, advance rent and security deposit cannot exceed three months’ rent combined. A private owner’s lease may fall outside that scope, so confirm who the lessor is and read the exact agreement.

Before transferring:

1. Get the draft lease and payment schedule
2. Verify the owner or written authority
3. Record the inventory and condition
4. Check utility and service-charge calculations
5. Write the deposit-return and deduction terms
6. Match the receiving account and keep the receipt

Want a shortlist that separates monthly rent, contract cash and pet conditions? Send ProPick your budget, pet and move-in date.

LINE: @propickproperty
propickproperty.com

Checked 26 July 2026. General information, not legal advice. Sources are included in the download.

Image credit: ProPick Property listing PP-00461.

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