Long-Term Rental Guide
A long-term villa rental in Phuket means a lease of 6 to 12 months or more, usually furnished, at a far lower monthly rate than a holiday let. Here is what it costs and how it works.
The basics
A long-term rental in Phuket is a lease of 6 to 12 months or more — 12 months is standard and unlocks the best monthly rates, while shorter terms cost more per month.
Anything under about six months is treated as a short-stay or holiday let and is priced per night or per week — typically several times higher than a long-term monthly rate. Once you commit to six months or, ideally, twelve, owners drop to a true residential rate.
Most long-term villas and condos are offered fully furnished and move-in ready, so you rarely need to buy furniture. The standard upfront commitment is two months' deposit (refundable) plus one month's rent in advance, and the agent fee is paid by the owner — it is free for tenants.
The numbers
Indicative long-term rents range from about ฿20,000/month for a one-bed condo to ฿150,000–฿400,000+ for a luxury pool villa; a typical 3-bed pool villa runs roughly ฿55,000–฿250,000/month depending on the area.
The two biggest drivers of price are size and location. The first table shows indicative monthly rents across the whole island by property size; the second narrows in on a typical 3-bedroom pool villa and shows how the area changes the figure. All amounts are indicative and vary by exact property, condition, furnishing and season.
| Property size | Indicative monthly rent (THB) |
|---|---|
| 1-bed condo / apartment | ฿20,000–฿40,000 |
| 2-bed condo / small house | ฿35,000–฿70,000 |
| 3-bed pool villa | ฿60,000–฿150,000 |
| 4+ bed luxury pool villa | ฿150,000–฿400,000+ |
| Area (typical 3-bed pool villa) | Indicative monthly rent (THB) |
|---|---|
| Rawai / Chalong / Kathu (south & central, best value) | ฿55,000–฿110,000 |
| Cherng Talay / Bang Tao / Laguna / Layan (west coast) | ฿90,000–฿220,000 |
| Kamala / Surin (premium beachfront) | ฿100,000–฿250,000+ |
Owners price a 12-month lease at the lowest monthly rate because it guarantees year-round occupancy. A 6-month term — especially one running over the high season (roughly November to March) — usually carries a premium per month.
Included vs extra
Rent typically covers the furnished property and, for villas, often pool and garden maintenance; you usually pay electricity, water and internet on top — always confirm in writing.
Before you sign
Before signing, confirm what is furnished, who handles upkeep, the bill split, the pet policy and whether you are dealing with the owner or an agent — and put it all in the contract.
Most long-term villas are furnished. Check the inventory list and the condition of appliances, A/C units and the pool before you commit.
Clarify in writing whether pool and garden maintenance is included in the rent or billed separately, and how often staff visit.
Sign a dated inventory with photos at move-in. This protects your deposit and avoids disputes when you leave.
A lease longer than three years should be registered at the Land Office; registration costs 1% of the total rent plus 0.1% stamp duty.
Pets are often allowed in standalone villas but not always — get written permission and note any extra deposit in the contract.
Confirm who you are renting from. A reputable agent represents you at no cost, verifies the property and keeps the paperwork clean.
Where to look
The south and central districts (Rawai, Nai Harn, Chalong, Kathu) offer the best value, while the west coast (Cherng Talay, Bang Tao, Layan) and premium beachfront (Kamala, Surin) command higher rents.
A relaxed, established expat community with strong value. A typical 3-bed pool villa runs roughly ฿55,000–฿110,000/month. Chalong and Kathu are central and close to international schools; Rawai and Nai Harn offer a laid-back southern lifestyle.
The favourite for families, near international schools and the best beaches. A typical 3-bed pool villa runs roughly ฿90,000–฿220,000/month. Thalang and Pasak nearby offer newer villa estates with good value, close to the airport and schools.
Phuket's premium beachfront addresses, with the highest-spec villas. A typical 3-bed pool villa runs roughly ฿100,000–฿250,000+/month, rising sharply for sea-view and beachfront homes.
Step by step
Renting a villa long-term in Phuket is straightforward: define your requirements, shortlist, view, sign the lease with an inventory, pay the deposit plus first month, and move in.
Decide your budget, preferred areas, number of bedrooms, lease length, move-in date and must-haves (pool, schools nearby, pet-friendly). A clear brief speeds everything up.
Your agent matches available long-term villas to your brief. Because the owner pays the fee, this costs you nothing and you see only properties that genuinely fit.
Visit the shortlist in person or by video. Check the A/C, water pressure, internet, the pool and the neighbourhood at different times of day.
Agree the term, rent, bills split and pet policy, then sign the lease alongside a dated, photographed inventory. Register the lease at the Land Office if it runs over three years.
Pay the standard two months' deposit plus one month's rent in advance to secure the villa. Keep receipts for everything.
Collect keys, confirm utility accounts and maintenance arrangements, and settle in. A good agent stays on hand for any issues during the lease.
All figures in this guide are indicative and for general guidance only — they are not a quote and not legal or tax advice. Actual rents, deposits and inclusions vary by property, condition and season. Always confirm the full terms, bills and conditions in writing before signing a lease.
FAQ
The questions tenants ask us most often.
Find your villa
Tell us your budget, area and dates and we will match you with furnished long-term villas — the agent fee is on us, free for tenants.
