You bought a condo at The Base Sukhumvit 77 three years ago as an investment. You found a great tenant paying 15,000 THB per month, the rent has been coming in like clockwork, and life is good. But now you need to sell. Maybe you're relocating, maybe you want to upgrade your portfolio, or maybe the market is right and you want to cash out. One question stops most owners in their tracks: what happens to my tenant?

It's a fair question, and honestly, a lot of condo owners in Bangkok get it wrong. They either assume they can kick the tenant out immediately or they think they're stuck waiting until the lease ends. Neither is entirely true. Thai rental law has its own quirks, and understanding them can save you from legal headaches, lost money, and burned relationships.

What Thai Law Actually Says About Selling a Rented Property

Here's the most important thing to know: if your tenant has a registered lease, the new buyer must honor it. Under Section 569 of the Thai Civil and Commercial Code, a lease that has been properly registered at the Land Department is binding on the new owner. The tenant stays, the rent stays the same, and the terms carry over.

Now, here's where Bangkok reality kicks in. Most condo leases in the city are for one year or less, and leases under three years don't require registration. That means the vast majority of rental agreements for condos near Ari, Thong Lo, or Phrom Phong are unregistered. In practice, this gives the new owner more flexibility, but it doesn't mean the tenant has zero rights.

Even with an unregistered lease, courts in Thailand have sometimes ruled that the new owner should respect the remaining lease term, especially if the buyer knew about the tenant before purchasing. So if you're selling your unit at Life Asoke Hype and there's a tenant paying 18,000 THB per month with five months left on the lease, don't assume the buyer can just send an eviction notice on day one.

Selling With a Tenant In Place: The Smart Move

Believe it or not, selling with a tenant already in the unit can actually work in your favor. Investors shopping for condos along the Sukhumvit corridor or near BTS Bearing are often looking for immediate rental yield. A unit at Ideo Mobi Rama 9 with a tenant paying 22,000 THB per month and a lease running for another eight months? That's a turnkey investment. Many buyers will pay a premium for that.

The key is transparency. Disclose the lease terms, the rental amount, and the tenant's payment history upfront. Buyers who are investors will appreciate this. They skip the vacancy period, avoid the hassle of finding a new tenant, and start earning from day one.

One thing to keep in mind: if you're marketing to buyers who want to live in the unit themselves, a sitting tenant becomes a complication rather than a selling point. Know your audience before you list.

How to Handle the Conversation With Your Tenant

This part matters more than most sellers realize. Let's say you own a studio at Lumpini Suite Phetchaburi, Makkasan, and your tenant is a young professional who's been there for two years. She pays 12,000 THB per month, never causes problems, and considers it home. You owe her a proper conversation.

Start by checking your lease agreement for any early termination clause. Many standard Thai rental contracts include a 30 or 60 day notice period for either party. If yours does, you have a clear path. Give proper written notice, return the security deposit according to the terms, and part on good terms.

If there's no early termination clause, you'll likely need to wait until the lease expires or negotiate an exit. Some owners offer one month of free rent or cover moving costs to encourage the tenant to leave early. A few thousand baht spent on goodwill can prevent months of delays and potential disputes.

Whatever you do, don't start showing the unit to buyers without telling your tenant first. Nothing sours a relationship faster, and an unhappy tenant can make viewings very difficult.

Timing the Sale Around the Lease Cycle

If you have the luxury of planning ahead, timing your sale around the lease cycle is the smartest approach. Say your tenant at Aspire Sathorn, Ratchaphruek near BTS Wutthakat has a lease ending in March. Start preparing your unit for sale in January. Line up an agent, get your pricing right, and begin marketing the unit as available for handover in March or April.

This way, you avoid any legal gray areas. The lease ends naturally, you get your unit back in clean condition after the final inspection, and the buyer gets a vacant unit ready for their own plans. The Bangkok condo resale market tends to pick up between January and April anyway, so this often aligns well with demand cycles.

For tenants on month to month arrangements, which is common after the initial one year lease expires, you typically just need to give 30 days notice. These situations are the simplest to manage.

Protect Yourself With the Right Documentation

Before listing your condo for sale, gather all your rental documents. This includes the current lease agreement, records of deposit held, any addendums or special agreements, and a log of rent payments. If you're selling to an investor, they'll want to see this. If you're selling to someone who plans to move in, they'll want to know exactly when the unit will be vacant.

Also make sure to inform your juristic office at the condo building. Buildings like The Lofts Ekkamai or Noble Revolve Ratchada have their own transfer procedures, and your management office can help coordinate the transition between old and new ownership, especially regarding common area fees and building access for the tenant during the transition period.

Selling a rented condo in Bangkok doesn't have to be stressful. With honest communication, proper timing, and a clear understanding of your lease terms, you can protect your tenant's rights while still getting your unit sold at a fair price. If you're looking for tenants for your next investment property, or you're a renter searching for your next home, check out superagent.co to see how AI matching takes the guesswork out of Bangkok's rental market.