Dorm & Apartment Investment Calculator
Thinking of building a dorm or apartment? See the payback period, ROI, and — if you borrow — whether the cash flow actually survives the loan years.
How to use
- Tap an example to autofill, or enter your own land cost, build cost per room and room count.
- Choose Cash or Bank loan. For a loan, set down payment %, interest and term.
- Add rent, occupancy, extra income and monthly operating cost — then Calculate.
Pre-filled with a realistic example based on 2026 Thai market data — overwrite freely.
Investment
Fan ~150–300k · A/C ~350–500k
Already own the land? Enter 0
Furniture, meters, permits, etc.
Funding
Rest is the loan
Dorm loans ~6–7%
Typically 7–20 yr
Monthly revenue & costs
Good = 80–90% (first year lower)
Utility margin, laundry, etc.
Staff, repairs, common area, tax (excl. loan)
Is a dorm really "passive income"?
Not quite. A dorm is a long-term, management-heavy asset: payback usually takes 13–20 years, and if you borrow, the early years can be cash-flow negative because loan terms (7–10 yr) are shorter than the payback. The owners who do well treat it like a business — control costs, keep occupancy high, and add side income like a coin laundry. This tool helps you see those numbers before you build.
Common questions
Is investing in a dorm worth it in Thailand?
It's a long-term play. Typical net yield is around 5–6% per year, with payback in 13–20 years. It can be worth it in a good location with steady occupancy and tight cost control — use the calculator to check your own numbers before committing.
How many years to recover a dorm investment?
Most dorms take 13–20 years to fully recover the capital, and can drop to 10–12 years with extra income (utility margin, laundry) or lower costs. Enter your land, build cost, rent and occupancy above to get your own payback estimate.
How much does it cost to build a 50-room dorm?
As of 2026, construction runs roughly 13,000–16,000 THB/m² for a standard build (rooms ~22–25 m²), so a 50-room dorm is about 18–25 million baht for the building alone, excluding land.
Can I survive on a bank loan to build a dorm?
Watch the cash flow. Dorm loan terms are often only 7–10 years while payback is 13–20, so during the loan years the installment can exceed your rental profit. Switch to 'Bank loan' above to see your cash-on-cash return and monthly cash flow while paying.