Thailand
Thailand is a year-round market with an inverted low season: the monsoon, not the winter. Phuket and Koh Samui have different monsoons and should never be treated as one market, a mistake almost every published source makes. Both sell close to two hundred nights a year, three to four times what a seasonal European market manages.
If you searched for what a villa costs in Thailand, you will find an asking price in thirty seconds from any agent. What you will not find anywhere is what that villa then earns, because in this segment the lettings are private and appear on no public platform. That is the number we hold, and it is the only one of the two that actually decides whether the purchase works.
So we publish the income and leave the price to you. Put your figure into the table below and the yield is calculated in front of you, gross, net of a platform fee, and net of agency commission. We would rather give you one honest half than two invented halves.
| Market | High season, a night | Nights sold a year | Gross income a year | Verified |
|---|---|---|---|---|
| Phuket | THB 10,100 | 200 | THB 1,480,000 | Operator confirmed |
| Koh Samui | THB 8,060 | 200 | THB 1,190,000 | Operator confirmed |
Gross, for a well-maintained four-bedroom villa of good finish. Explicitly not the ultra-prime staffed estates that inflate every published average. Counted on nights actually sold, never on an occupancy percentage. Updated 22/07/2026.
We publish the income. You know the price being asked. Put them together and you get the one number an estate agent will not give you. Nothing is sent anywhere and nothing is stored.
| Market | Gross income a year | Price you would pay | Gross yield | Net yield, self-managed | Net yield, via agency |
|---|---|---|---|---|---|
| Phuket | THB 1,480,000 | · | · | · | |
| Koh Samui | THB 1,190,000 | · | · | · |
How this is calculated. Gross yield is our gross annual income divided by the price you enter. Net self-managed removes a 15.5% platform fee. Net via agency removes that market's agency commission, which runs 25 to 35% in this segment and is the single largest cost most owners never see quantified. None of these figures deduct your own costs: staff, utilities, maintenance, local taxes and income tax. A yield calculated on gross income is not a return.
We do not publish asking prices, and we will not invent one. Asking prices are public and any agent will quote you them; what nobody will tell you is what the villa then earns. That is the half we publish. A premium four-bedroom villa in Thailand grosses roughly THB 890,000 to THB 1,480,000 a year depending on the market, on 200 nights actually sold. Enter the price you are being quoted into the calculator on this page and you get the yield.
A yield is income divided by price, so it cannot be quoted as a single national figure without knowing what you paid. What we can give you is the income side, measured market by market on nights actually sold rather than derived from an occupancy percentage. Most published yields for this segment are inflated because they start from an occupancy rate, and occupancy multiplied by 365 overstates a seasonal market by roughly a factor of two.
Phuket, at roughly THB 1,480,000 gross a year for a premium four-bedroom villa, on 200 nights sold. The highest nightly rate and the highest annual income are frequently not the same market, because season length matters more than rate.
About 200 a year across the country. This is nights genuinely booked, not an occupancy percentage. It is the number that decides annual income, and it is where almost every published estimate goes wrong.
Self-managing on a platform costs about 15.5% of what the guest pays. Through an agency in this segment it runs 25 to 35%, and in the top markets it reaches 35 to 45% once the local agency takes its half. That gap is often wider than the gap between two entire countries.
Three questions and you get a figure for your own villa, not for the market average. Free, and owners never pay us.
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