Short stay or long stay: which price applies
Every home on the site has two prices: by the night for a short stay, by the month for a long one. The length of the stay decides which applies — and with it the deposit, the utilities, the cleaning and the way you pay.
Every home on the site has two prices: by the night for a short stay, by the month for a long one. The length of the stay decides which price applies, and with it the deposit, the utilities, the cleaning and the way you pay. Here is where the line is and what changes on each side of it.
Where the line is
A short stay runs from 5 nights to 5 months. A long stay is 6 months at least and 12 months per contract, renewable; a stay under 6 months is priced as a short stay1. The property page shows both prices, and its term switch shows the terms of each1.
What changes with the term
| What | Short stay | Long stay |
|---|---|---|
| Length | 5 nights to 5 months | 6 months minimum, 12 months per contract, renewable |
| How you pay | 30% to confirm the dates, the balance 14 days before arrival | The first month plus the deposit on signing, then monthly in advance on the same date |
| Deposit | ฿20,000 held on a card three days before arrival, released on the day of check-out | Two months' rent, returned on the day of check-out less any damage or unpaid utilities |
| Electricity | Included up to 1,500 units a month; above that, at the official tariff from the official bill | At the official tariff, from the official bill, invoiced with the rent |
| Water | Included | At the official tariff, from the official bill, invoiced with the rent |
| Cleaning | Weekly, included, with fresh linen and towels; extra visits ฿900 | Not included; ฿900 a visit when arranged; an end-of-tenancy clean, ฿2,500, is compulsory |
| Check-in | From 15:00, check-out by 11:00; early or late free if the unit is free, otherwise half a night, ฿1,500 | Handover by appointment on the day the contract starts, 09:00–18:00 |
| Children and extra beds | An extra bed ฿600 a night; a cot free; children under 6 do not count towards the guest limit | A cot free for the whole term; an extra permanent occupant ฿3,000 a month, named on the contract |
| Airport transfer | ฿1,200 by sedan, ฿1,600 by minivan, one way, booked with the stay | The same, booked separately |
| TM-30 | Filed by us within 24 hours of arrival | Filed by us within 24 hours of arrival |
| Commission | None | None |
Every term in the table is ours: the property page states them, and the utilities are billed at the official tariff, from the official bill1.
Why a month is also the legal line
Thailand's Hotel Act defines a hotel as accommodation provided, as a business, to travellers or anyone else temporarily and against payment — and it takes lodging charged by the month or longer out of that definition2. A stay of a month or more is therefore outside the hotel rules and is treated as a hire of property, which the Civil and Commercial Code asks to see in writing, signed by the party to be held to it4. Since 4 September 2025 a landlord who lets three or more residential units may not take a deposit above three months' rent on a contract paid monthly3; our two months' deposit on a long stay sits inside that limit13.
Which one to choose
- Staying six months or longer: the long-stay price, a written contract, and the utilities and the cleaning are yours, as you use them1.
- Staying from five nights to five months: the short-stay price, with the cleaning, the water and the electricity up to 1,500 units a month in it, and a card hold instead of a deposit1.
- Between five and six months the stay is priced as a short one1. If you may extend past six months, say so when you enquire — write to your agent on any channel beside the booking1.
What electricity costs on each kind of stay, in units and in baht, is in What electricity actually costs; the paperwork that is the same on both is in TM-30 explained.
Sources
- Phkt.Rent's terms on a short stay and a long stay — the property page's “The stay, in full” and the FAQ; utilities billed at the official tariff, from the official bill (9 October 2026) — Phkt.Rent, published 9 October 2026.
- Hotel Act B.E. 2547 (2004), section 4 — what a hotel is, and what is not one (opens in a new tab) — samuiforsale.com (translation), read 9 October 2026.
- Thailand Strengthens Controls on Residential Lease Contracts — the Contract Committee's notification B.E. 2568 (2025) (opens in a new tab) — Tilleke & Gibbins, published 26 August 2025.
- Civil and Commercial Code, section 538 — a hire of immovable property in writing (opens in a new tab) — ThaiLawOnline (translation), read 9 October 2026.