FG Media's blog : Phuket Apartment Rentals: What to Expect and What to Ask
Searching for the perfect home in Phuket can be as exciting as it is intimidating. If you’re considering a long-term stay for work, retirement or an extended holiday, the ability to anticipate and ask questions can be a great benefit. A good site to see B&B listings is https://malendo-property.com/ who have a vast variety of apartments available throughout Phuket. In this post, we’ll cover some key tips on layout, amenities, lease terms and how to compare of apartment choices in Phuket so you can make the right choice.
Finding the Right Apartment
Why Price is Not Everything
Renting the right apartment is about price and more — it’s also about finding a good fit, being close to the things you need, and feeling comfortable in your space. We will lead you through what to get, what to question and how you can compare options clearly.
Layout: What will the Apartment Floor Plans be Like GUIDATA_ADDITIONAL_LAYOUT_TEXT
Check Apartment Floor Plan or Layout
One of the first things that you would want to look into is the apartment’s floor plan. The layout determines the flow of living, privacy, sunlight and how well the apartment fits your lifestyle.
Common Condo Space Varieties in Phuket
Here we break down some of the most common apartment layouts you will find in Phuket:
- Studio / Efficiency – one large open room for living, sleeping & kitchenette and a bathroom
- One-Bedroom — bedroom and a separate living area, perhaps with an eat-in or kitchenette form of dining
- 2 (or more) Bedrooms — multiple bedrooms and an ample living/dining/kitchen area
- Loft / Duplex — split levels with mezzanine “back” bedrooms or living zones divided into two spaces
- Penthouse / Top Floor – larger, possibly wrap around balcony, best views
What to Check in the Layout
When reviewing any layout, ask:
- Natural light and exposure: Is the living room and main windows in front of you east/west? Will you receive sun in the morning or afternoon?
- Ventilation: Does it have a wide open window on each side to cross-ventilate?
- Flow and privacy: Is there a bedroom right off the living space (less privacy), or is there a hallway that separates it for some noise protection?
- Usable space vs. wasted space: Some condos have long corridors or weird alcoves that infringe on use.
- Balcony / Outdoor space: Is there a balcony? How big is it? Does it get sun or shade?
- Storage / built in closets: Any wardrobes, cupboards and shelving?
- Ceiling height: Some newer apartments come with taller ceilings, which can provide a roomier feel.
You’ll also be able to better gauge if the flow of the apartment suits your lifestyle (sleeping schedules, how and when you entertain, work from home, etc.) by seeing the layout that fits 𝗢𝗣𝗧.
Amenities: What Features Matter Most
Amenities frequently help tenants make the decision between identical apartments. But not all features are created equal, so assess according to your needs.
Essential amenities to inquire about and expect
Here is a checklist of comfort, convenience or lifestyle options:
- Reliable WiFi / Internet service
- Air conditioning in all rooms
- Hot water and water pressure
- Appliances: stove, oven, microwave, fridge in the kitchen
- Washer/dryer in unit or building: washer, dryer or shared laundry
- Security: CCTV, security / person not present, secure entry / intercom system
- Parking: car, motorbike, bicycle
- Swimming pool
- Fitness / gym
- Common areas: lobby, lounge, garden
- Elevator: if multi-story building
- Backup electricity / generator
- Waste disposal / trash chute
- Maintenance / repair service
- Housekeeping or optional cleaning service
Not every apartment has all of the above. Some may charge extra for parking or cleaning. It is also wise to verify what facilities are included with the monthly rent and which are optional extras.
Lease Terms: What to Know
Lease/Rental terms in Thailand – and especially Phuket and its environs - differ greatly. Knowing them will save you from unpleasant surprises.
What a Standard Rental Contract Includes
- Lease Term: Many leases are 6 months, 1 year, or longer. When in doubt seek flexibility
- Deposit / Security: Usually about a month’s rent. Ask for specifics about getting it back
- Advance Rent / Prepayment: Sometimes (1–3 months). How much and when?
- Rent Increases / Escalation: Allowable often annual. Negotiate something fixed
- Utilities / Bills: Electricity, water, internet, cable. Included or not
- Maintenance Responsibilities: Who fixes what and when? Get in list form
- Infirm / Notice Period: E.g. 30 or 60 days’ notice. Ensure this fits with your plans
- Penalties / Late Fees: For late rent or damage. Agree on amounts and reasonable grace period
- Subleasing / Guests: Some leases limit long-term guests or subletting. Make sure a friend could stay over
- Insurance / Liability: Does the landlord carry insurance, or expect you to? Check what’s covered
Tips on Negotiating Lease Terms
- Ask for longer lease discounts: Landlords like stability, so he may allow for modest declines or waive increases if you commit for 12 months
- Request fixed rent escalation: Have a fixed percentage (3-5% or so) per year to avoid unpredictable hikes
- Clarify utility billing method: Some condos impose a surcharge or have a communal meter
- Get everything in writing: Anything agreed verbally should be included in the contract
- Inspect before move-in: Take photographs of existing damages signed by both parties
- Check local norms: Some rental agreements in Thailand require payments in baht; make sure currency and method are established
Comparing Apartments: Making the Right Choice
After you’ve selected a handful of apartments that make your shortlist, you’ll want to take these specific opportunities into careful consideration.
Steps to Evaluate
- Visit in person or virtually: Orientation, neighborhood noise, street view and actual condition
- Assess surroundings: Distance to necessities: supermarket, hospital, restaurants, public transport
- Talk to existing tenants: Comfort, noise, reliability of services, management quality
- Check safety and security: Night lighting, CCTV, secure access
- Compare total cost: Rent plus parking, utilities, internet, maintenance
- Match to your lifestyle: Remote work needs quiet internet; entertaining needs bigger living space
- Review contract details: Termination, deposits, who handles repairs
- Consider exit flexibility: Overly inflexible leases can be harmful later
Comparative: Apartment Option Comparison
| Feature / Factor | Apartment A | Apartment B | Apartment C |
|---|---|---|---|
| Monthly Rent (THB) | 18,000 THB | 20,000 THB | 16,500 THB |
| Lease Term | 12 months | 6 months | 12 months |
| Deposit / Advance | 2 months deposit + 1 month advance | 1 month deposit + 1 advance | 2 months deposit |
| Layout | One bedroom/55 sqm | Studio/35 sqm | Two bedrooms/80 sqm |
| Key Amenities | Pool/gym/security/parking | Basic/no pool/shared laundry | Pool/garden/parking/gym |
| Distance to amenities | 5 mins walk to 7-11; 10-minute walk to beach | 3 min walk to shops; Beach is a 30-minute drive | 10 minute drive from main road |
| Internet / Utilities | Tenant pay separately | Inclusive | Tenant pay separately |
| Flexibility/Termination | 30 days notice | 60 days notice | 30 days notice with small penalty |
Use your own shortlist and populate a similar comparative table to see which one most fits your needs.
Tips from the Trenches & Pitfalls to Avoid
- Don’t focus purely on rent: A more expensive unit with preferred amenities/location could save money in transport or stress
- Arrange visits at various times of day: Noise, lighting, neighborhood character may change
- Verify water & electricity: Thailand has intermittent brownouts; check wiring and backup
- Inspect every nook and cranny: Corners, walls, bathroom, windows, balcony, plumbing, fixtures
- Verify legal documents: Confirm landlord has title, building permit, and permission to lease
- Language matters: Ensure lease in Thai is properly translated or bilingual
- Avoid dealing only online: Verify in person or through a trusted local
- Beware “too good to be true” offers: Low rent may hide hidden costs or structural issues
SEO Tips When You're Searching & Deciding
- Include specific keywords: “Phuket condo for rent long term”, “Best place to stay in Kata / Patong / Rawai / Chalong apartments”, “Phuket apartment furnished with pool”, “Lease agreement inclusive utilities Phuket”
- Utilize map views: Organize, save favorite apartments, track your rental journey with 24/7 access
- Contact agents: Arrange drive-by or video tours, keep everything in writing
FAQs
How long is the average lease on apartment rentals in Phuket?
The vast majority of leases are either 6 months, or 12 months, but in some situations your landlord may be willing to offer a lease for less or more time. Always check and barter if your stay isn’t for the same length of time.
Is there usually utilities (electricity, water, internet) included?
Utilities are often not included in the rent. You’ll usually pay for electricity, water, the internet and occasionally trash separately. Always check whether any utilities are included in the monthly rent.
May I sublet or have guests according to the lease?
That depends on the lease. A subleasing or long-term guests may be limited under some contracts. If you believe that at some point, you might host someone or rent a room out intermittently per this Airbnb clause, negotiate it and get it in writing.
How much deposit is customary?
1 – 2 Months’ rent is usually collected as security deposit, plus an advance months’ rent. Have deposit return terms make sense and be properly documented.
How can I vet whether an apartment is safe and decent?
Have a look at the property in person, ask current tenants about utilities service levels, look for visible wiring or plumbing, and review buildings’ structure and security provisions (CCTV presence, building entry systems) as well as how quick management are to respond to repairs.
What do I need to ask during the apartment tour?
Consider layout, sunlight, ventilation, the condition of appliances and water pressure, internet access, noise level inside and outside the building, cleanliness of common spaces, maintenance responsibilities, lease terms, notice period, deposit rules, and penalties.
Conclusion
Renting a good apartment in Phuket is not just the matter of finding an apartment with the lowest rent. You require the factors of layout, must haves in amenities, terms on rent and most importantly a method to evaluate. By asking the right questions, comparing options side by side and thinking outside the box as you’re on site checking out homes, you’ll be able to find your dream home — even if it takes a bit of elbow grease. Lever your decision by using tools like comparison tables, checklists and smart negotiating. If you’re ready to get started, take a look at listings and use these guidelines as your roadmap.
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