TL;DR
- • Electricity markup is the biggest hidden cost (7-10 baht/unit vs 4 baht actual)
- • Water fees often 3-5x government rate
- • Move-in fees can add 5,000+ baht
- • Actual monthly cost = advertised rent + 30-50%
- • Always get electricity rate IN WRITING before signing
The Advertised Price is a Lie
That nice studio listing for 15,000 baht/month? By the time you add electricity, water, internet, and random fees, you're actually paying 20,000-22,000. Every. Single. Month.
Let's break down a real example:
| Expense | Advertised | Reality |
|---|---|---|
| Base Rent | ฿15,000 | ฿15,000 |
| Electricity (400 units @ 8฿) | Not mentioned | ฿3,200 |
| Water | Not mentioned | ฿300 |
| Internet | Not mentioned | ฿700 |
| Actual Monthly Total | ฿15,000 | ฿19,200 |
That's 28% more than advertised — and this is a conservative example. In hot months with heavy AC use, electricity alone can hit 5,000+ baht.
Electricity — The Biggest Hidden Cost
How the Markup Works
The government electricity rate (MEA - Metropolitan Electricity Authority) is around 4 baht per unit. But most landlords don't give you direct access to the government meter. Instead, they have their own meter and charge you:
- 6 baht/unit — Fair markup
- 7-8 baht/unit — Common, annoying but acceptable
- 9-10 baht/unit — They're making serious profit off you
- 11+ baht/unit — Run away
Why This Matters
A typical studio in Bangkok uses 300-500 units per month (depending on AC usage). Let's do the math:
| Rate | 400 Units | Extra Cost vs Gov Rate |
|---|---|---|
| Government (4฿) | ฿1,600 | Baseline |
| 6฿/unit | ฿2,400 | +฿800 |
| 8฿/unit | ฿3,200 | +฿1,600 |
| 10฿/unit | ฿4,000 | +฿2,400 |
At 10฿/unit, you're paying ฿2,400 extra per month — that's ฿28,800/year straight into the landlord's pocket.
How to Protect Yourself
- Ask for the rate in writing — before signing anything
- Best case: Direct meter with MEA (you pay government rate)
- Acceptable: 5-6 baht/unit
- Red flag: They won't tell you the rate or say "it depends"
Water Fees
The government water rate is around 15-20 baht per month for typical use. But landlords often charge:
- Flat fee: 200-500 baht/month regardless of usage
- Per unit markup: Similar to electricity, 3-5x actual rate
Water is usually a smaller expense than electricity, but flat fees of 400-500 baht/month when actual usage is 20 baht is pure profit for the landlord.
Ask: Is water included? If not, is it metered or flat rate?
Common Area Fees (CAM)
These are the fees for maintaining building common areas — security, cleaning, pool, gym, elevators. Usually 30-80 baht per square meter per month.
For a 35 sqm unit at 50฿/sqm, that's 1,750 baht/month. The important question: Is this included in the rent or extra?
- Most condos: Owner pays CAM, included in your rent
- Some landlords: Pass this cost to tenant
- Always ask: "Does the rent include common area fees?"
Internet
Typical costs for home internet in Bangkok:
- Installation: 500-2,000 baht (sometimes waived)
- Monthly: 500-900 baht for decent speed (200-1000 Mbps)
- Providers: AIS Fibre, True, 3BB — all similar pricing
Some condos have building-wide WiFi included — but it's often slow and unreliable. Budget for your own connection.
Move-In Fees
These hit you before you even move in:
| Fee | Typical Range |
|---|---|
| Key card deposit | ฿500-2,000 |
| Move-in fee (building charge) | ฿500-3,000 |
| Parking deposit (if needed) | ฿1,000-5,000 |
| Registration fee | ฿500-1,000 |
| Potential Total | ฿2,500-11,000 |
Note: Some of these are refundable (key card deposit), some aren't (move-in fee). Ask which is which.
Move-Out Fees
Surprise! There are fees at the end too:
- Cleaning fee: 1,000-5,000 baht (often deducted from deposit)
- Move-out fee (building): Sometimes charged separately
- Key card replacement: 500-1,000 baht if you lose it
- "Damage" repairs: Variable (see our deposit guide)
Contract Fees
- Stamp duty: 0.1% of annual rent — sometimes landlord pays, sometimes passed to tenant
- Agent fee: Should be FREE for tenants. Landlord pays the agent. If an agent asks YOU for money, that's a red flag.
Monthly Cost Calculator
Use this to estimate your real monthly cost:
| Item | Budget Range |
|---|---|
| Base Rent | Your amount |
| Electricity (with AC) | +฿2,000-5,000 |
| Water | +฿100-500 |
| Internet | +฿500-900 |
| Common Area (if not included) | +฿0-2,000 |
| Actual Monthly Cost | Rent + 30-50% |
Questions to Ask Before Signing
- "What's the electricity rate per unit?" — Get it in writing
- "Is water included? If not, what's the rate?"
- "Are common area fees included in the rent?"
- "What are the move-in fees?" — Get itemized list
- "Is there a cleaning fee at move-out? How much?"
- "Is internet included or do I set up my own?"
Red Flags
Warning Signs
- • Won't give electricity rate in writing
- • "It depends" or vague answers about fees
- • Move-in fees over ฿5,000 without clear explanation
- • Agent asking you for commission
- • Refusing to show you the meter or explain billing
Buildings with Fair Fees
Check our building reviews to see which buildings tenants report having fair utility rates and no hidden fees. Look for reviews that specifically mention electricity rates and overall costs.
Share Your Experience
Know a building with fair fees — or one that rips tenants off? Your review helps others budget accurately. Search for your building and share what you actually paid.