Honest Numbers.
No Guesswork.
Independent research on Phuket and Samui property: realistic net yields, the legal ownership routes that actually hold up for foreigners, and the 2026 rule changes that matter.
Market Snapshot
Updated May 2026 • Yields are net market estimates (post-fees), not guarantees • Always take independent legal advice
Due Diligence Framework
How We Categorise Listings
Not all assets carry equal risk. We group listings by ownership security and stage, from Chanote-title condos to off-plan villas, so the trade-offs are clear up front.
Condos: Foreign Freehold
~6-8% Net (estimate)
- • Chanote title (Nor Sor 4 Jor)
- • Foreign Quota 49% confirmed with juristic person
- • Cleanest ownership route for foreigners
- • Verified at the Land Office before transfer
- • FET form required for the foreign-currency remittance
Villas: Leasehold
~4-7% Net (estimate)
- • Registered 30-year lease (30+30+30)
- • Only the first 30-year term is statutory
- • Renewals are contractual, not automatic
- • Nightly letting needs a hotel licence
- • Avoids nominee-company legal risk
Off-Plan & Guarantees
Higher Risk
- • Pre-construction / staged payments
- • Developer delivery risk
- • 'Guaranteed' yield = prepaid rent
- • Often funded by a price premium
- • Check who backs the guarantee
Investment Intelligence
Where to Start
Two markets, two distinct profiles. Browse our researched listings by location and ownership type.
Mature West-Coast Market
Foreign-freehold condos within the 49% quota and leasehold pool villas. Deep resale liquidity on the west coast; net yields commonly 4-8% as a market estimate.
Earlier-Stage, Villa-Led
A villa-dominated market at an earlier adoption stage than Phuket, with airport expansion in view. Mostly leasehold; net yields commonly 5-8% as a market estimate.
Legal & Compliance
Foreign Quota checks, leasehold registration, the 2026 nominee-company crackdown, and how crypto-funded purchases settle in baht. Verified through the Land Office (กรมที่ดิน), not an automated feed.
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57 Properties Researched
Listings across Phuket and Samui with realistic net-yield estimates and the ownership structure stated up front.
Phuket
The Nai Harn Crest: Technical Inspection & Hillside Yield Analysis
Price on request
Phuket
Off-Plan 3-4 Bedroom Pool Villa at Kamala Heights Estate, Phuket
Price on request
Phuket
Off-Plan Pool Villa Investment at Kalim Heights Residences, Patong Phuket
Price on request
Phuket
Sea-View Penthouse at Andara Resort Residences, Kamala Phuket
Price on request
Phuket
Off-Plan 4-Bedroom Pool Villa in Bang Tao, Phuket — Crypto Payment Available
Price on request
Phuket
Botanica Grand Residence: Technical Inspection & Freehold Yield Analysis
Price on request
Phuket
Laguna Serenity Estates: Technical Inspection & Yield Guarantee Analysis
Price on request
Phuket
The Surin Horizon Residences: Technical Inspection & Crypto Yield Analysis
Price on request
Phuket
The Azure Residences Rawai: Technical Inspection & Yield Analysis
Price on request
Phuket
The Regent Pool Villas Kamala — 4-Bedroom Villa with 6-8% Yield Guarantee
Price on request
Phuket
Botanica Sea Residences: $185K Sea-View Condo in Rawai
Price on request
Phuket
Azure Heights Patong: $550K Off-Plan Hillside Pool Villa with a Yield Guarantee
Price on request
Financial Strategy
Net Yield Transparency
We frame returns as net estimates (after management of 20-30%, realistic vacancy and maintenance), because gross figures overstate what an investor keeps. Capital appreciation in prime areas has been estimated in the high single digits per year, but past performance is not a guarantee. All figures are market estimates, not promised returns.
49%
Condo Foreign Quota cap
30+30+30
Villa lease structure
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A plain-English buyer's guide to Phuket and Samui: ownership routes for foreigners, Foreign Quota and leasehold checks, realistic yield modelling, and the listings we are currently researching.
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