Phuket Villa Prices 2025: Real Costs and Returns
What Villas Cost in Phuket Right Now
Quick answer: $500 monthly if you’re living bare bones. Around $1,000–1,500 for comfortable life. $2,500+ if you want no limits. Let me break down where money goes and how to spend less or more.
Why Some Villas Cost Way More
Beach Distance Changes Everything
Bedrooms Equal Money
New Versus Old
Ownership Type
- Villas in Bang Tao, Surin, Kamala, Kata, Nai Harn near beaches cost way more. You’re paying for ocean views and walking to sand.
- Chalong, Kathu, Thalang areas are cheaper. Bigger land, more private, but 10–20 minutes driving to beach.
- For tourist rentals, beach distance matters massively. Tourists pay double for villas five minutes from water versus the same place inland. I see this every single time.
Bedrooms Equal Money
- Two-bedroom villas suit couples or small families. Easy to handle, cheap to maintain.
- Four to five-bedroom places bring serious rental money. More bedrooms mean more income. Four-bedroom villas rent for 10–15,000 baht daily ($300–450). Two-bedrooms get 5–8,000.
New Versus Old
- New villas with ocean views, nice finishes, smart home tech cost more than old ones needing work.
- Premium villas sometimes come with hotel management—Anantara, Banyan Tree, Laguna. Great service and guaranteed bookings but 30–50% pricier.
Ownership Type
- Freehold (own forever) costs 20–30% more than leasehold (30-year lease). Investors usually pick leasehold—cheaper entry, better returns. People living here long-term want freehold.
What You Get at Different Price Points
- Two Bedrooms, 120 sqm | Chalong, Thalang
Includes:
- Two floors or townhouse
- 150–250 sqm land
- Small pool 15–25 sqm
- One parking spot
- Basic finishes, kitchen
Where: Central areas, 15–20 minutes to beach. Quiet, local vibe, cheap Thai food around.
Works for: Couples living here full-time. Useless for tourist rentals—too far from beach.
Money: 3–4% yearly from long-term rentals at 50–70,000 baht monthly. Short-term doesn’t work.
Client bought one in Chalong for 11 million baht. Lives there six months yearly, rents to expat buddies for 60,000 baht monthly rest of time. Returns suck but he likes it.
- Three Bedrooms, 180 sqm | Bang Tao, Nai Harn
Includes:
- Two floors
- 250–400 sqm land
- 30–50 sqm pool
- Three bedrooms with bathrooms
- Living room, dining, Western kitchen
- Two parking spots
- Garden, BBQ
Where: Nice areas 5–15 minutes from beach. Restaurants, spas, gyms nearby.
Works for: Families with kids, investors renting to tourists. Most popular type.
Money: 6–8% yearly net from short-term rentals. Rents for 7–12,000 baht daily ($210–360) by season. At 65–75% occupancy, yearly income 1.5–2.5 million baht ($45,000–75,000). After management around 25–30%, you keep 1–1.5 million.
Properties go up 5–7% yearly. Total returns 11–15% annually.
We manage several three-bedroom villas in Kamala and Rawai. Average 70% occupancy, 12–13% yearly returns with appreciation. Best bang for buck.
- Four to Five Bedrooms, 300+ sqm | Surin, Kamala, Layan
Includes:
- Big two or three-story house
- 400–800 sqm land
- Large pool 50+ sqm with jacuzzi
- 4–5 bedrooms with bathrooms
- Guest house or sauna
- Outdoor kitchen, BBQ
- Nice garden
- Ocean views (good ones)
Where: Best island spots. West coast, sunset views, walk to beaches.
Works for: Big investors, wealthy families, tourist groups or rich expats long-term.
Money: 5–7% yearly from short-term rentals. Rents for 12–25,000 baht daily ($360–750). At 60–70% occupancy, yearly income 3–5 million baht ($90,000–150,000). After costs, net 2–3 million.
Values increase 6–8% yearly in top spots. Total returns 11–15% annually.
Easy to sell. Rich buyers from China, Singapore, UAE want these. Sell in 3–5 months usually.
- Ultra-Luxury | Cape Yamu, Kata Noi
Includes:
- Custom design
- 1,000+ sqm land
- Infinity pool with insane ocean views
- 5+ bedrooms with walk-in closets
- Home theater, wine cellar, gym, spa
- Smart home, solar panels
- Hotel management
- Private beach
Where: Headlands with huge views, exclusive gated places.
Works for: Super rich wanting something unique. Lifestyle buy, not investment.
Money: 3–4% yearly but nobody cares. They want privacy and status.
Rare. Few on market. Take 6–12 months to sell.
Neighborhood Breakdown
- Bang Tao
For investors: Steady demand, easy to sell. Returns 10–12% yearly.
- Surin and Layan
For investors: Long-term rentals 3–6 months. Get 120–180,000 baht monthly ($3,600–5,400). Steady without seasons.
- Kamala
For investors: Strong demand, 70–75% occupancy, 11–13% yearly returns.
- Rawai and Nai Harn
For investors: Stable long-term rentals, 10–11% yearly returns.
- Chalong and Kathu
For investors: Weak tourist demand. Better for long-term to locals or remote workers. Returns 5–7% yearly.
Running Costs
Villas cost more than condos to own.
Yearly costs:
- Pool and garden: 25–40,000 baht ($750–1,200)
- Electricity: 3–6,000 baht monthly if living there. Tenant pays when rented
- Water: 300–600 baht monthly
- Internet: 1,000–1,500 baht monthly
- Land tax: 0.02–0.1% of value
- Gardener, fixes: 15–25,000 baht yearly
Total 80–120,000 baht yearly ($2,400–3,600) if you live there. Management companies taking 25–30% usually cover most stuff.
Yearly costs:
- Pool and garden: 25–40,000 baht ($750–1,200)
- Electricity: 3–6,000 baht monthly if living there. Tenant pays when rented
- Water: 300–600 baht monthly
- Internet: 1,000–1,500 baht monthly
- Land tax: 0.02–0.1% of value
- Gardener, fixes: 15–25,000 baht yearly
Total 80–120,000 baht yearly ($2,400–3,600) if you live there. Management companies taking 25–30% usually cover most stuff.
Rental Income Reality
- Short-Term
For 20 million baht villa, that’s 6–10% yearly. Add 5–7% appreciation. Total 11–17% yearly.
- Long-Term
Returns 4–6% yearly. Lower but stable.
What We See
We handle 8 villas. Best are three-bedroom in Kamala and Rawai with pools, 10 minutes from beach. Average 72% occupancy, 12–14% yearly returns with appreciation.
Bang Tao villas cost more, return 9–11%. Easier to sell though.
Buying Process
- Figure Out What You Want
We build 5-year models showing real returns.
2.Pick Place
We show options, tour properties. Check developer, verify docs.
3.Reserve
Put down 100–200,000 baht. They hold it.
4.Pay
New construction—0% installments. Usually 30% upfront, rest over time. Finished—full payment.
We help transfer money. Save thousands on fees.
5.Register
Handle paperwork. Full legal check.
6.Get Keys
Inspect thoroughly. They fix issues. Get keys.
Want rentals? We list it, find guests within 2 weeks.
Questions
Villas under 15 million?
Yeah, from 9 million central. Bad for tourist rentals—too far from beach.
Villa or condo?
Villas return more (11–15% versus 8–10% condos) but need bigger money and management. Condos cheaper, easier.
Under $450K—condo. Over $1.2M—villa.
Easy to sell?
Good areas yes. Bang Tao, Surin, Kamala sell in 3–5 months. Central harder—6–12 months.
Must visit?
Nope. Done 50+ remote deals. Show online, handle everything.
Yeah, from 9 million central. Bad for tourist rentals—too far from beach.
Villa or condo?
Villas return more (11–15% versus 8–10% condos) but need bigger money and management. Condos cheaper, easier.
Under $450K—condo. Over $1.2M—villa.
Easy to sell?
Good areas yes. Bang Tao, Surin, Kamala sell in 3–5 months. Central harder—6–12 months.
Must visit?
Nope. Done 50+ remote deals. Show online, handle everything.
Real Talk
Phuket villas run 9 million baht for two-bedroom central to 100+ million for beachfront luxury. Best bet—three-bedroom for 18–28 million baht ($540,000–840,000) in Kamala, Rawai, or Bang Tao.
Returns 11–15% yearly with rentals and appreciation. Better than condos but needs management.
We’ve helped buy dozens totaling over $50 million. Find properties, check everything, calculate returns, handle soup to nuts. Free for buyers—developers pay us.
Want to look? Message for options, projections, tours.
Returns 11–15% yearly with rentals and appreciation. Better than condos but needs management.
We’ve helped buy dozens totaling over $50 million. Find properties, check everything, calculate returns, handle soup to nuts. Free for buyers—developers pay us.
Want to look? Message for options, projections, tours.