Short-Term Rental Success in Bearing: 8% Net ROI and 14% IRR
Investment start date: August - 2025
When an expat couple living in Belgium approached me to explore Bangkok real estate, they were already experienced investors and looking to diversify into a new market. After multiple videocalls, they chose Bearing, in Bangkok’s eastern corridor, strategically positioned along the Sukhumvit line and close to some of the city’s major new developments.
Why BTS Bearing?
Bearing is around 1.3 km from BTS Bearing, with shuttle buses and ride-hailing apps making access easy.
The area is benefiting from major developments including The Bangkok Mall, Cloud 11 and True Digital Park, supporting demand from international professionals, remote workers and long-stay tenants.
For investors, the area combines relatively accessible entry prices with rental demand and appreciation potential.
The Investment
The couple secured a one-bedroom apartment for 2.3M THB, approximately €61,000 at the exchange rate at the time.
The condominium includes a swimming pool, Jacuzzi, gym, coworking space and security services.
The unit was furnished with a simple but effective IKEA setup costing 167,000 THB, approximately €4,487, keeping the total investment relatively low while creating a product suitable for Airbnb and monthly rentals.
Total investment: 2.467M THB.
Market Entry and Results
The property was listed on Airbnb on August 18, with a minimum stay of one month.
The response was immediate.
The first booking arrived within two hours, and by September 4 the apartment was fully booked through April 2026, across three different reservations.
The rental strategy was phased:
- Introductory rent: 15,000 THB/month
- Stabilized rent: 22,000 THB/month
The lower introductory pricing was used to build reviews and booking history before moving toward the target rental rate.
ROI Calculation
- Acquisition price: 2.3M THB (≈ €61,000)
- Furniture: 167,000 THB (≈ €4,487)
- Total investment: 2.467M THB
- Stabilized rental income: 22,000 THB/month
- Annual stabilized income: 264,000 THB
- Gross Yield: 264,000 ÷ 2,467,000 = 10.7% per year
- Net ROI estimate: 8% per year
- IRR Estimate: 14%
Even considering the lower introductory rents during the first months, the investment reaches double-digit gross returns, with additional upside coming from potential appreciation as Bearing continues to develop.
This case shows how a relatively modest investment, combined with the right location, furnishing strategy and rental positioning, can generate strong short-term rental performance.
By entering the market at the right price and using a phased Airbnb strategy, the investors secured bookings almost immediately and built a projected return profile of approximately 8% net ROI and 14% IRR.