Compare the effective total occupancy cost of a gross (full-service), triple-net (NNN) and percentage lease on the same commercial space — base rent, CAM, insurance, property tax and sales-linked rent, side by side. Free, unbiased, no paid placement.
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Leased size applies to all three lease types below, so the comparison stays apples-to-apples.
One all-in quoted rate. The landlord bears property tax, insurance and CAM, and typically prices the rent higher to cover that risk.
Lower headline base rent, but the tenant pays property tax, building insurance and CAM on top, fully passed through.
Retail norm: a minimum base rent plus a CAM charge, plus a percentage of gross sales once revenue crosses the natural breakpoint.
Same 300 sqm space, three lease structures, ranked by effective annual occupancy cost.
Ranking is based only on the numbers entered above. Real quotes for the same space are rarely priced identically across lease types — a landlord offering a gross lease will typically price the headline rent higher than a net lease precisely to cover the costs a net tenant pays separately, and a percentage lease's base rent is usually set below market to compensate the landlord with sales-linked upside. Always compare the actual quotes you receive, not this tool's defaults.
Estimates only, for planning purposes — not investment, legal or tax advice. This tool does not model modified gross leases (base rent + CAM, landlord covers tax & insurance — the Bangkok Grade A/B office norm); see Commercial Lease Types in Thailand for the full four-way breakdown. Actual pass-through costs, escalations and breakpoint mechanics vary by contract — confirm the fully loaded, all-in cost with a licensed professional before signing. BAANLYY and One Life Ventures Co., Ltd. are not legal or financial advisors.
Two commercial quotes with the same rent per square metre can carry very different real costs once you know the lease type behind them. This tool converts a gross (full-service) quote, a triple-net (NNN) quote, and a retail-style percentage lease into one comparable number: the effective total annual and monthly occupancy cost for the same leased space. See the full definitions and which structure is typical for office, retail and industrial space in Commercial Lease Types in Thailand.
A triple-net lease is built to look cheaper on the headline rent line — that's the point, since the landlord is offloading property tax, insurance and CAM onto the tenant and pricing base rent lower to compensate. Once those pass-through costs are added back, an NNN quote can end up costing the same as, or more than, a gross quote on the same space. Always ask for the fully loaded, all-in monthly cost per square metre under each lease type before comparing two spaces on rent alone.
A percentage lease sets a natural breakpoint — the sales level at which the minimum base rent alone equals the percentage rate applied to sales, calculated as annual base rent ÷ percentage rate. Below the breakpoint, the tenant pays only the minimum rent (plus any CAM charge). Above it, the landlord also collects the percentage rate on the excess sales, so total occupancy cost rises with the tenant's revenue. This tool models that standard structure; some leases add a cap, a natural-versus-artificial breakpoint distinction, or CAM calculated differently — always confirm the exact mechanics in the lease document itself.
To keep the comparison simple, several real-world variables are left out: modified gross leases (base rent + CAM, landlord covers tax & insurance) — the dominant structure for Bangkok Grade A/B office towers, covered separately in Commercial Lease Types in Thailand; annual rent escalations and CAM increase caps, which compound over a multi-year term; expense stops in gross leases, where the landlord's coverage is capped at a base-year figure and increases above it pass to the tenant; and any corporate tax treatment of these costs. None of these change the underlying pass-through logic, but all of them can change the real number you should underwrite to over a full lease term.
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Educational estimating tool only — not investment, legal or tax advice. Results depend entirely on the assumptions you enter and are not a valuation, appraisal or lease-negotiation outcome for any specific property. Confirm figures and lease terms with a licensed Thai professional before signing. BAANLYY and One Life Ventures Co., Ltd. are not legal or financial advisors and never take paid placement in editorial content.