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Use realistic rental receipts
Allow for vacancy, rent-free periods and unpaid amounts. A refundable tenant deposit is not simply rental earnings. Label forecasts as assumptions rather than treating twelve months of occupation as an achieved result.
Deduct owner-paid operating costs
Include common fees, repairs, insurance, letting or management services and owner-paid utilities. Show substantial refurbishment and furniture purchases separately so one-off expenditure remains visible. For illustration only, rent of 15,000 baht collected for eleven months gives 165,000 baht. Operating costs of 30,000 leave 135,000 before debt payments and personal tax. These are hypothetical figures, not a Chiang Mai market quotation.
Label the result consistently
Separate the operating net amount, additional capital spending and money not yet received. Use the same basis when comparing homes. To find spendable cash after the bank, continue with a separate calculation. Operating performance, financing cash flows and taxable profit are different measures.
If the home has a bank loan, read Calculate Rental Cash After Bank Loan Payments.
Reviewed 4 November 2026. This guide explains a comparison or calculation method and does not report achieved market rents.
This article is general information, not individual legal or financial advice. Details can change — please verify current requirements before making decisions.
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