Median in the Housebook catalogue$3,146/m²based on 328 of 328 projects
Entry from$46,460
Projects in the catalogue328
Market
The property market in Thailand right now
$3,146/m²Median in the Housebook cataloguebased on 328 of 328 projects
328Projects in the catalogueUnits on sale: 15,343
2026-10-14Exchange rate as ofexchangerate-api.com
Spread of price per sqm in the catalogue
Median $3,146/m²
$2,239/m² lower quartileupper quartile $4,228/m²
based on 328 of 328 projects
A price trend chart will appear once enough observations accumulate: daily snapshots of the catalogue aggregates have been collecting since August 2026, and we will not draw a line through a single point.
Economy
The market economy in numbers
The figures come straight from primary publishers: the World Bank, the IMF and the Bank for International Settlements. Every value carries its own date and publisher, and the full source list opens below the block.
Thai law does allow foreigners to own property, and we will help you pick the ownership structure that fits your situation best
CondoRecommended: Condo
Freehold
Complete ownership of a condo unit backed by a Chanote title deed, an option open only to condominiums.
Risk level
Low
Transfer cost
~6.3%
Ownership rights equivalent to what you would have back home
No restrictions on passing the property to heirs
Ownership lasts indefinitely, with no end date
Applies to condos only, and foreign ownership per building is capped at 49%
Buyers typically cover about 1% in purchase fees out of the overall 2% transfer fee
In sought-after projects, availability can be tight
Suitable for: Fits long-term investors, estate planning needs, and buyers who prioritize security
CondoVillaRecommended: Villa
Leasehold
A 30-year lease that can be renewed twice more (30+30+30, up to 90 years total). Note that renewals past the first 30-year term rest on contract terms, not a guarantee under Thai law.
Risk level
Medium
Transfer cost
~1.1%
Purchase price runs 5-10% lower
Transfer fee is lower, at 1.1%
Open to villas and land plots as well
Renewal rests on the contract, with no legal guarantee behind it
Some theoretical exposure if the project changes hands
Financing can be more difficult to arrange
Suitable for: Fits investors chasing ROI over a 5-10 year horizon, and villa buyers
CondoVilla
Thai Company
Some foreign buyers set up a Thai-registered company to hold freehold title, a route that requires at least 51% Thai shareholding.
Risk level
High
Transfer cost
~3-5%
Makes freehold ownership of land or villas possible
Control is maintained through the share structure
No worries about a lease running out
Using nominee shareholders is against the law and authorities actively pursue it
Needs real Thai shareholders holding at least 51%
Setup and ongoing compliance cost more
Suitable for: Fits experienced investors who have genuine Thai business partners
Due diligence checklist
Verify the Chanote title deed
Confirm EIA approval
Check construction permits
Confirm the land is free of encumbrances or liens
Review the developer's track record and financial footing
Check remaining foreign quota, for condos
Visas & Residency
Residency Pathways
Visa options that international property buyers frequently look into
Thailand Privilege (Elite)
A long-term visa that does not permit work, bundled with VIP airport handling, government concierge services and discounts on medical care.
5-20 yearsTHB 600K - 2M
LTR Visa (Long-Term Resident)
A 10-year visa aimed at wealthy individuals, retirees, remote workers and highly skilled professionals, with possible income tax advantages.
10 yearsTHB 50K, plus income requirements
Retirement Visa (O-A)
Open to those aged 50 and older, provided they can show financial means such as THB 800K held in a Thai bank account or THB 65K in monthly income. Renewal is required annually.
1 year (renewable)Financial requirements
Important Note
Owning property by itself does not confer residency rights in Thailand. Staying long-term calls for a separate visa arrangement.
N/A-
Both eligibility rules and tax benefits can change over time, so consult a qualified immigration advisor.
Taxation
On Purchase
Freehold (Condominium)
~2-6.3%
Combines a 2% transfer fee, 0.5% stamp duty (or 3.3% SBT if the seller owned it under 5 years), and withholding tax. The overall total shifts case by case, and how it splits between buyer and seller can be negotiated
Leasehold (Lease)
~0.55%
A 1% registration fee on the total lease value plus 0.1% stamp duty, landing near 0.55% of the purchase price for the buyer
Specific Business Tax (SBT)
3.3%
Owed by the seller when they have held the property less than 5 years. If this tax does not apply, a 0.5% stamp duty applies instead
On Ownership
Withholding Tax on Sale
1-35%
Runs on a progressive scale from 1% to 35% of appraised value, based on the amount and how long the property was held. For juristic persons it is a flat 1%
Rental Income Tax
up to 35%
For residents (183 days or more in-country), rates progress from 0% to 35%, with a standard 30% deduction against gross income. Because of that deduction and the bracket structure, the actual rate paid on moderate rental income lands well under the 35% headline figure. Non-residents (fewer than 183 days) face a 15% withholding on gross rental income, though filing a return lets them apply the progressive rates and deductions instead. A tax specialist can advise on your specific case
Annual Land & Building Tax
0.02-0.1%
For residential property: 0.02% if you occupy it yourself (the first THB 50M is exempt), or 0.02-0.1% if it is held as an investment. The exact rate hinges on appraised value and how the property is classified for use
What you owe in tax depends on the ownership structure, your tax residency, how the property is classified, and current regulations. Professional tax advice is mandatory.
Step by step
How a Purchase Unfolds
Five stages that take you from picking a property to steady rental earnings
Step 1
Research and planning
Set out your goals, budget and timeline, then pick a strategy centered on income, growth or lifestyle.
Assessment of your investment profile
An overview of the market with area suggestions
Projected ROI for shortlisted properties
Step 2
Property shortlist
We put together a set of properties that match your criteria, each with a detailed ROI breakdown.
A property selection tailored to you
Video walkthroughs paired with full presentations
Analysis against comparable market listings
Step 3
Due diligence
Independent Thai lawyers fully verify the property, the developer and the land documentation.
Checking the title deed and land registry
Verifying developer permits and EIA status
Contract review by a licensed lawyer, at $900-$1,500
Step 4
Reservation
Lock in the property with a reservation deposit, usually $1,500-$3,000.
Signing the reservation agreement
Sending the deposit by bank transfer
Finalizing the ownership structure
Step 5
SPA signing
Sign the Sale and Purchase Agreement, with payments for off-plan units tied to construction milestones.
Signing the contract, remotely or in person
Payments staged against construction progress
Filing the FET form for freehold purchases
Step 6
Land Department transfer
The property is officially registered at the Land Department, a step that can be handled through power of attorney.
Transferring the title at the Land Office
Settling taxes and fees
Power of attorney arranged for remote buyers
Step 7
Getting set up after purchase
The property is handed over to a management company, and rental income can start flowing within weeks.
Handover to the rental management team
Getting listed on booking platforms
Portal access set up for income reporting
True cost analysis
True Cost of Ownership
Know every expense involved before committing your capital
Variable costs (% of income)
Property management30%
Maintenance reserve8%
Platform & booking fees5%
Utilities5%
Property management
$25,277
Maintenance reserve
$6,741
Platform & booking fees
$4,213
Utilities
$4,213
Fixed annual costs
CAM / HOA fees
$3,600/yr
Property insurance
$1,200/yr
Property tax
$800/yr
Sinking fund
$0/yr
Villa - Conservative
Purchase price
$950,000
Gross income
$84,258
Annual operating costs
$46,044
Net yield after costs
4.0%
We will shortlist projects in Thailand for your budget and goals
A clear-eyed look at guaranteed income programs in Thailand's property market
What exactly is a guaranteed return program?
Under these programs, a developer commits to a fixed rental income, usually 5-10% a year, for a set stretch of 2-5 years. That income can come from a shared rental pool or be guaranteed to each unit individually, and once the term ends, whatever the market delivers is what you get.
Where the money for guarantees comes from
Developers usually cover the guarantee by marking the property price up 10-30%, and they set aside part of the funds to cover payouts. Once the guarantee period is over, real yields can diverge quite a bit from the promised rate.
Warning signs in a guarantee offer
Watch for yields promised above 8-10% with no real justification behind them, the absence of an early exit clause, a fuzzy explanation of how income gets distributed once the guarantee ends, no bank guarantee or independent legal backing, and guarantees that only cover the first year.
Questions worth asking before you commit
Worth asking: what do comparable units without a guarantee actually sell for? Where exactly are the reserve funds kept? What occupancy rates has the developer achieved on similar properties? What happens to yields once the guarantee period ends? And is early termination even an option?
Our approach
Our yield scenarios are grounded in market data rather than developer marketing. The calculator we use draws on real rental rates, seasonal occupancy patterns, and a full breakdown of operating costs.
Market estimates
ROI Lab
Compare rental yields across Phuket's leading investment neighborhoods
After deducting 33-53% in costs, net yield typically lands at 5-8% for top short-term rental spots
Interactive calculator
Net Yield Calculator
Check what you actually earn once every operating cost is factored in
Net yield
8.2%
Gross yield
15.3%
Gross annual income
$76,650
Operating expenses (46%)
-$35,494
Net annual income
$41,157
Tax estimate (~15%)
-$8,048
Net income after tax
$33,108 (6.6%)
Show one-time costs
Title transfer fees
~2-6%
Legal services
$2,000-5,000
Sinking fund contribution
At purchase (condos)
One-time costs sit outside the annual yield math, but they still shape the overall ROI picture over time
Figures are indicative, calibrated to the Phuket market, and do not constitute investment advice.
Area comparison
Neighbourhood Explorer
Identify the area that best matches your investment profile
Bang Tao / Laguna · $400K - $1.5M · STR 8.9%
A leading tourist zone anchored by the Laguna resort complex, where rental demand in the luxury segment runs highest across Phuket.
Gross yield (STR)
8.9%
Gross yield (LTR)
5.5%
Appreciation
6%
Price range
$400K - $1.5M
CashflowAppreciationLiquidity
Kamala · $350K - $1.3M · STR 8.8%
An upscale beach area just a 5 minute walk from the shore, popular with European visitors staying for extended periods.
Gross yield (STR)
8.8%
Gross yield (LTR)
5.6%
Appreciation
5%
Price range
$350K - $1.3M
AppreciationFamilyLiquidity
Kata / Karon · $200K - $800K · STR 10.3%
Well-known beaches backed by solid infrastructure, striking a good balance between tourism and everyday livability.
Gross yield (STR)
10.3%
Gross yield (LTR)
7.1%
Appreciation
4%
Price range
$200K - $800K
CashflowFamily
Rawai / Nai Harn · $180K - $650K · STR 10.0%
A favorite among expats in the island's south, calmer and carrying a genuinely Thai feel.
Gross yield (STR)
10.0%
Gross yield (LTR)
7.8%
Appreciation
4%
Price range
$180K - $650K
QuietFamily
Patong · $200K - $600K · STR 14.8%
The busiest tourist zone on the island and its nightlife center, best suited to high-volume short-term rentals.
Gross yield (STR)
14.8%
Gross yield (LTR)
9.4%
Appreciation
3%
Price range
$200K - $600K
CashflowLiquidity
Comparison matrix
Comparison matrix
Area comparison
STR yield
LTR yield
Capital growth
Lifestyle
Liquidity
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Investor protection
Warning Signs to Watch For
Signals that call for a closer look, or for walking away entirely
Non-Chanote title deed
Full ownership rights come only with a Chanote (Nor Sor 4 Jor) title. Other title types, such as Nor Sor 3 or Nor Sor 3 Gor, offer weaker protection.
Confirm the exact title type at the Land Office before proceeding
Sor Por Kor 4-01 land
Agricultural land allocated by the government, which by law cannot be sold or developed commercially.
Walk away: this land cannot legally change hands
No Environmental Impact Assessment
Above a certain size, projects need EIA approval, and without it they risk legal disputes or even demolition.
Ask for the EIA certificate number and confirm it with the authorities
Guaranteed returns above 10%
A guaranteed return of 10% or higher is not realistic, and offers like that often signal a Ponzi-style structure or a developer in financial distress.
Check it against market averages, where 5-8% net is realistic
No construction permits
Construction without the right permits can trigger demolition orders and leaves the property impossible to insure.
Confirm both the building permit and the occupancy certificate
Payment frontloading
When a developer asks for more than 50% before construction is finished, that exposes you to significant risk.
Push for a payment schedule tied to construction milestones
2026 Forecast
Phuket Market Outlook 2026
What is ahead on pricing, infrastructure projects and the main risk factors
Forecast by property segment
Prime villas+4-7%
Mid-market condos+2-4%
Entry-level properties+0-2%
Infrastructure developments
Phuket Light Rail2029+High impactProposed A 40km rail line linking the airport with the beaches in the south
Airport expansion2031High impactConfirmed A new international terminal that will double capacity to 18M passengers a year
Smart City initiative2026-28Medium impactConfirmed Tech and infrastructure upgrades backed by the government
Marina development2028+Medium impactProposed A new yacht marina planned for southern Phuket
Risk factors
A global economic slowdown that dampens tourism demand
THB currency swings that affect returns
Possible regulatory changes to the rules on foreign ownership
Oversupply showing up in certain segments and locations
Currency & transfers
All transactions run in Thai Baht. Registering the property requires a Foreign Exchange Transaction (FET) certificate confirming the funds arrived from overseas, and we can help you find the best route for the transfer
Projects
Projects in this country
These are projects priced below the country median per square metre ($3,146 per sqm, sample of 328 out of 328 projects). Sorted by price per square metre. Prices converted to dollars at the rate of 2026-10-14.
A private, hand-selected list of uncommon deals built for serious investors: land, hotels, commercial property, development, co-investment, private lending and more
Takes half a minute.
Rare deals that never hit the open market
Real analysis, not another listings feed
Straight-line access to deals worth a look
One-on-one advisory whenever you need it
Certain offers stay off the public catalog entirely
Every listing screened by our team first
Quick Reply via Messengers
Message us and we respond within 30 seconds. Consultation is free.
Am I allowed to buy property in Thailand as a foreigner?
Yes. You can hold a condo unit on a freehold basis as long as foreign ownership in that building stays under the 49% cap. Villas and land are typically handled through a long-term leasehold, running up to 90 years. Either way, a well-structured contract and proper due diligence matter a great deal.
Can the whole purchase be done remotely?
Yes, start to finish: you can select a property over video call, reserve it with a deposit (usually $1,500-$3,000), sign the contract by email, and send payments by bank transfer. Registration is handled by a Thai lawyer under a power of attorney. Flying in is not required, though it is worth doing for due diligence purposes.
What is the process for sending funds to Thailand?
You can wire funds internationally via SWIFT from any bank, or route them through fintech providers like Wise or Revolut, which often give a better exchange rate. For freehold purchases, keep in mind a Foreign Exchange Transaction Form is mandatory. A number of developers also accept USDT.
Which taxes come into play?
For freehold, expect a 2% transfer fee plus either 0.5% stamp duty or 3.3% SBT, plus withholding tax, adding up to roughly 2-6.3% overall. For leasehold, registration lands around 0.55% of the purchase price. The annual Land and Building Tax runs 0.02-0.1% for residential use depending on how it is used. Rental income is taxed on a progressive scale up to 35%, with a standard 30% deduction available. Since the exact figure depends on your ownership structure, professional advice is recommended.
How do freehold and leasehold actually differ?
Freehold means the title sits in your own name, available for condos that fall within the 49% foreign ownership cap. Leasehold means a 30-year lease with the option to renew. Those renewals (the extra 30+30) rest on contract terms rather than a legal guarantee, though in practice they tend to be honored. Setting up a Thai company to hold freehold title is technically an option, but it carries real legal risk and authorities are scrutinizing it more closely these days. For villas, the safest fully legal path is to hold the house on freehold and the land on leasehold, and that is the approach we recommend.
How safe is an off-plan purchase?
Payments are usually staged against construction milestones, and everything you pay goes straight to the developer with no middlemen involved. What matters most is vetting the developer itself: their history, permits, financing and how the contract is structured. Having an independent Thai lawyer review it is advisable.
How is a rental property actually managed?
A professional operator takes care of marketing the unit, talking to guests, check-in, cleaning and upkeep, and you get portal access showing bookings and income. Payouts usually land in your bank account quarterly, and the operator's cut typically runs 15-30% of rental income.
What costs keep recurring after purchase?
Recurring costs include property management at 15-30% of rental income, maintenance around 5-8%, utilities 3-5%, CAM/HOA fees of $1,800-3,600 a year, insurance around $500-1,200 a year, property tax of $300-800 a year, and, for condos, a sinking fund near $600 a year. A 3-5% platform commission only kicks in for short-term rentals.
Am I able to use the property for my own stays?
Yes. Most management contracts set aside 2-8 weeks a year for your own use, the exact amount depending on the season and terms. Any time outside the rental pool is yours to use freely. If you plan to stay longer, look into a long-term visa such as Thailand Elite or a retirement visa, since tourist visas cap out at 60-90 days.
What does reselling the property down the line look like?
You can resell whenever you choose, including to other foreign buyers, though freehold sales still need to fit within the 49% quota. Phuket's market moves well and demand keeps rising, and support is available for the resale process. Capital gains are taxed on a progressive scale up to 35% of the profit.
Which documents are required?
A passport copy is enough to reserve a unit. The contract stage calls for your passport, plus a notarized copy if you are granting power of attorney. Freehold purchases need a Foreign Exchange Transaction Form proving the funds came from abroad. And for due diligence, having an independent Thai lawyer review things is recommended.
How does currency risk factor in?
Both the purchase price and rental income are set in Thai Baht, so swings in the EUR/THB rate can move your actual returns. Ways to manage this: keep a THB account for day-to-day income and expenses, spread payments out over time, set a defined window for the exchange rate, and for larger sums, look at hedging through bank or fintech products.
Is hiring a lawyer necessary?
Bringing in an independent Thai lawyer for due diligence and contract review is advisable, at a cost of roughly $900-$1,500. They check building permits, the land registry and the developer's references, and act on your behalf during the registration process.
What kind of returns are realistic?
Net rental yields in Thailand generally fall between 5% and 8% a year, before tax and after operator fees, and this varies a lot by location, occupancy and cost structure. In premium areas, capital values have grown around 3-6% a year recently. These numbers are only indicative, since actual outcomes hinge on many variables, and we are glad to run a calculation tailored to a specific property.
How do guaranteed rental programs work?
Some developers set a fixed rental income, typically 5-10% a year, for a period of 2-5 years. That guarantee is generally priced into the property itself, and once it ends, returns follow the market. It is worth comparing against similar units without a guarantee and checking where the reserve funds backing the promise actually sit.
Is a visa necessary to own property?
No, a visa is not required to buy property, though ownership on its own does not grant residency rights. For a long-term stay, options include Thailand Privilege (5-20 years, from THB 600K), the LTR Visa (10 years, aimed at wealthy individuals, retirees, remote workers and highly skilled professionals), and the O-A Retirement Visa (for those 50 and older, renewed annually). These requirements can change over time.
