Where to Live in Bangkok: Areas, BTS Fares, Schools and Lease Rules

A short-term lease may take no more than three months of rent as advance rent plus deposit, and the deposit comes back within seven days when you caused no damage. By BTS, Phrom Phong to Asok costs THB 17 and Bang Na to Asok THB 59.

For the classic expat base, live along the Sukhumvit BTS line, and try On Nut if you want the same line at a more affordable price. Where you sit on the line decides your BTS fares and how far you are from the immigration counters.

How the areas differ

Ari has a more local feel and a growing expat presence. Silom-Sathorn is a business district with embassies, and Thonglor-Ekkamai is an upscale area. For a few nights, use the Bangkok short-stay guide, and for a monthly budget see Bangkok cost of living. The moving to Thailand guide covers the wider picture, and the retirement guide and digital nomad guide cover the two usual long-stay routes.

BTS fares to Asok and Sala Daeng

These adult Rabbit Card fares give a fair idea of the ride from each area to the two business centres.

Line-by-line fares are in the BTS and MRT fare guide.

Schools and immigration

For an international school, start from the ISAT directory, whose Bangkok province filter returns 98 member schools. The largest group has a Wattana address, on the Sukhumvit sois and around Ekkamai. It gives no tuition fees, so ask each school for its current list.

The Bangkok immigration counters are in the Government Complex on Chaeng Wattana Road, Lak Si. The office recommends the SRT Dark Red Line to Lak Si Station. See the Bangkok immigration office guide. Krung Thep Aphiwat has an indoor link to MRT Bang Sue station.

Lease rules for a Bangkok flat

These rules come from a Contract Committee notice that applies to an operator who rents out three or more units. A landlord with fewer than three units is outside that test, so ask for the deposit amount and refund date in writing. The renting in Thailand guide explains the rental rules across the country.

A short-term lease may not let the operator collect advance rent and deposit above three months of the monthly rent together. When the lease ends, the standard form says the operator returns the deposit within seven days if you caused no damage. If the operator deducts the cost of damage, it returns the remainder within fourteen days. The lease may not let the operator forfeit the deposit or advance rent when you are not at fault.

A landlord may charge water and electricity no more than the state rate and may add no service fee or profit. Electricity must not exceed THB 4.88 per unit. If you are overcharged, call the OCPB hotline 1166 or complain through the OCPB Connect application.

Moving in: TM.30

When you move into a rented flat, the house-master, owner or possessor of the residence must notify immigration within 24 hours of a foreigner taking up residence. For apartments and rented houses, the owner, landlord or operator files form TM.30. The residence notification guide has the full process, and the later reporting guide covers what follows.

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Not confirmed: Rent levels by area are not given, because no official source publishes them by district. School tuition fees are not in the directory, so none are given. Rules for landlords who own fewer than three units were not checked.

Prices, timetables and opening hours change; check with the operator before you travel. See how guides are checked.

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