What is the average Class A rent in Bangkok?

Around 1100 THB/sqft/yr ($31 USD) across the broader Class A index. Trophy submarkets like Sathorn command 20–40% above that.

How many months of rent-free are normal in Bangkok?

4 months on a 3-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

Are rents rising or falling in Bangkok?

The Bangkok Class A market is currently softening. Vacancy is 24.6%, which sets the negotiating context.

Headline Class A rent in Bangkok is around 1100 THB/sqft/yr ($31 USD), with 4 months of typical rent-free on a 3-year term.

Headline Class A rent: 1100 THB/sqft/yr ($31 USD).
Trophy submarket rents (Sathorn) push to roughly ฿1,300/sqm/mo · ≈ $40.6 PSF/yr USD.
Typical concessions on a 3-year deal: 4 months free rent.
Vacancy stands at 24.6% — market trend is softening.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Bangkok Class A office rents and incentives

Headline Class A rent in Bangkok is around 1100 THB/sqft/yr ($31 USD), with 4 months of typical rent-free on a 3-year term.

TL;DR

Headline Class A rent: 1100 THB/sqft/yr ($31 USD).
Trophy submarket rents (Sathorn) push to roughly ฿1,300/sqm/mo · ≈ $40.6 PSF/yr USD.
Typical concessions on a 3-year deal: 4 months free rent.
Vacancy stands at 24.6% — market trend is softening.
Use effective rent (face minus PV of concessions), not headline, to compare deals.

Headline rent vs. effective rent

Asking rents in Bangkok are quoted in THB per sqft per year. Across the broad Class A index the figure is 1100, but the trophy tier in Sathorn reaches roughly ฿1,300/sqm/mo · ≈ $40.6 PSF/yr USD. Always discount headline rent by the present value of free rent and fit-out-capex">tenant improvement allowance to land on effective rent — the only number that compares cleanly across deals.

Rent-free and TI

Standard Bangkok concessions on a 3-year Class A lease run to 4 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — 20% Thai corporate income tax. BOI (Board of Investment) tax holidays available for qualifying activities. International Business Centre (IBC) regime offers reduced rates for regional HQ activities.

Where rents land by submarket

Sathorn sits at the top end (~฿1,300/sqm/mo · ≈ $40.6 PSF/yr USD). Silom clears around ฿1,100/sqm/mo · ≈ $34.3 PSF/yr USD as the prime tier. Ratchadaphisek represents the value end at ~฿800/sqm/mo · ≈ $25 PSF/yr USD. The full submarket map is on the Bangkok city page.

Key facts

city	Bangkok
country	Thailand
region	APAC
classARentLocal	1100 THB/sqft/yr
classARentUsd	$31/sqft/yr
vacancy	24.6%
typicalLeaseYears	3
typicalRentFreeMonths	4
submarkets	5
primeYieldPct	5.6%
trophyRent	฿1,300/sqm/mo · ≈ $40.6 PSF/yr USD
primeRent	฿1,100/sqm/mo · ≈ $34.3 PSF/yr USD

Frequently asked questions

What is the average Class A rent in Bangkok?: Around 1100 THB/sqft/yr ($31 USD) across the broader Class A index. Trophy submarkets like Sathorn command 20–40% above that.
How many months of rent-free are normal in Bangkok?: 4 months on a 3-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.
Are rents rising or falling in Bangkok?: The Bangkok Class A market is currently softening. Vacancy is 24.6%, which sets the negotiating context.

Editorial provenance

Reviewed by Kenji Watanabe — APAC contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

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