You've been living in your condo near BTS Ari for almost a year. The lease expires in two months, and your landlord just sent a message asking if you want to renew. The rent is 18,000 baht per month. You like the place, you like the neighborhood, and moving sounds like a headache. But here's the question rattling around in your head: can you actually negotiate a lower rent when you renew?

The short answer is yes, you absolutely can. It happens all the time in Bangkok. But whether you'll succeed depends on timing, market conditions, and how you approach the conversation. Let's break it down.

Why Landlords in Bangkok Actually Want You to Stay

Most condo owners in Bangkok dread vacancy. Every month a unit sits empty, they're still paying common fees, electricity minimums, and sometimes loan installments. Finding a new tenant also means paying agent commissions, which typically run one month's rent. Then there's the cleaning, minor repairs, and the risk that the next tenant might be worse.

So when a decent tenant who pays on time and doesn't trash the place wants to renew, landlords are usually relieved. This is your built-in negotiating power, and most renters in Bangkok don't even realize they have it.

Think about it from the owner's perspective. Say you're renting a one bedroom at The Line Jatujak for 16,000 baht a month. If you leave, the landlord might face one to two months of vacancy plus a 16,000 baht agent fee. That's potentially 48,000 baht lost. Giving you a 1,000 baht monthly discount to stay? That only costs them 12,000 baht over the year. The math works in your favor.

When the Market Is on Your Side

Bangkok's rental market fluctuates more than people think. During 2020 and 2021, rents dropped significantly in areas like Sukhumvit Soi 24 and Silom because of the tourism collapse and expat departures. Tenants who renewed during that period often locked in discounts of 2,000 to 5,000 baht per month without much pushback.

Even in more stable times, certain areas have oversupply. The stretch between BTS Bearing and Samrong is packed with newer condos competing for tenants. Same goes for parts of Ratchada near MRT Huai Khwang and Sutthisan, where dozens of buildings went up in a short window. If your condo is in an area with high vacancy rates, you have serious leverage.

Before you start any renewal conversation, spend 20 minutes on listing sites and check what comparable units in your building are going for right now. If a similar unit on a higher floor is listed at 15,000 baht and you're paying 17,000, you have real data to bring to the table. Landlords respond to numbers, not just feelings.

How to Actually Ask for a Discount

The approach matters more than you might think. Thai landlords, especially individual condo owners, tend to value politeness and relationship. Coming in with an aggressive demand will usually backfire. Coming in with a friendly, reasonable request backed by evidence? That works.

Here's a scenario that plays out well. You're renting a studio at Ideo Mobi Rama 9 for 14,000 baht per month. You message your landlord something like: "I really enjoy living here and would love to stay another year. I've noticed some similar units in the building are listed around 12,000 to 12,500. Would you consider adjusting the rent to 12,500 for the renewal?" Simple, respectful, and grounded in reality.

Many tenants also negotiate for non-rent perks instead. Maybe the landlord won't budge on price but will agree to replace that ancient air conditioner, add a washing machine, or repaint the bedroom. These improvements cost the landlord a one-time expense rather than reducing their monthly income, so they're often easier to get.

What If Your Landlord Wants to Raise the Rent?

This happens too, especially in popular areas like Thonglor, Ekkamai, and Phrom Phong where demand stays strong. Your landlord might come back saying the rent is going up by 1,000 or 2,000 baht. Don't panic.

First, check whether the increase is justified. Look at current listings for your building. If you're renting a two bedroom at Noble Reveal on Sukhumvit Soi 63 for 35,000 and similar units are now going for 38,000 to 40,000, a bump to 37,000 might actually be fair. But if listings show prices have stayed flat or dropped, push back politely with the data.

You can also offer to sign a longer lease in exchange for keeping the current rate. Some landlords will happily lock in 18 months or even two years if it means guaranteed occupancy. Stability is worth a lot to an owner still paying off a mortgage.

Timing Your Renewal Conversation Right

Don't wait until the last week of your lease. Start the conversation 60 to 90 days before expiry. This gives both sides time to negotiate without pressure. It also signals to your landlord that you're serious and organized, which builds trust.

If you wait too long, you lose negotiating power. The landlord might already have an agent marketing the unit, or they might assume you're leaving and mentally move on. Starting early keeps you in control of the timeline and shows good faith.

Renewing a lease in Bangkok doesn't have to be a passive experience where you just accept whatever terms appear. With a bit of research and a respectful approach, most tenants can save real money or at least prevent an unnecessary increase. If you're coming up on a renewal and want to see how your rent compares to current market rates, Superagent at superagent.co can help you check prices across buildings and neighborhoods so you walk into that conversation fully prepared.