The price in a listing almost never covers everything. Here is what you usually pay extra for—and how to avoid overpaying for electricity, the biggest household expense.
Electricity
The main question is which rate you will be charged. The government residential rate is around ฿4–5 per kWh. Some landlords set their own rate of ฿6–8. However, if a landlord rents out three or more properties, OCPB consumer-protection rules have prohibited them from charging more than ฿4.88 per unit since 4 September 2025; any contract clause setting a higher rate is invalid. With air conditioning in two or three rooms, a home uses 600–1,500 kWh per month, so the difference between rates can add up to several thousand baht. In our listings, “electricity at the government rate” appears in 57 listings—this is what you should look for and include in the contract.
Water
Water is usually inexpensive: a few hundred baht per month. The government rate is stated in 42 listings. In developments without a municipal water supply, water is delivered by truck—ask who pays for it.
What may be included
In 71 listings, the landlord explicitly lists what is included in the price. The most common items are internet (mentioned in 74 listings), cleaning (42), pool maintenance (22), and garden care (18). If the listing does not mention these, assume you pay for them yourself: internet costs ฿600–1,000 per month, while cleaning and pool maintenance are agreed separately.
How to avoid overpaying
Take photos of the meters when you move in and move out. Ask to see previous electricity bills. Put the rate in the contract. Check who pays the maintenance fee for the development or housing estate—usually, it is the landlord.
Frequently asked questions
Which electricity rate is better—the government rate or the landlord’s rate?
The government rate is around ฿4–5 per kWh, while some landlords charge ฿6–8. With heavy air-conditioning use, the difference can add up to several thousand baht per month.
What is usually included in the rent?
Internet is most common, followed less often by cleaning, pool maintenance, and garden care. If the listing does not mention them, assume you pay for them yourself.
Is water expensive?
Usually not—it costs a few hundred baht per month if the home is connected to the municipal water supply.
How can I avoid overpaying for utilities?
Photograph the meters when you move in and out, ask for previous electricity bills, and put the rate in the contract.