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11 Things To Know About Renting a Property in Phuket

11 Things To Know About Renting a Property in Phuket

These are the 11 most frequently asked questions we get regarding renting an apartment or a house in Phuket.

1. I’m interested in “this” property, is it available?

We have more than 100 properties for rent from different owners, and not all of them notify us when a property is rented out. Do not hesitate to reach out to us though as we probably have similar properties that fit your requirements even if the one you inquired about is not available.

2. What is usually included in the rental price?

Even though it can differ from owner to owner, generally for long term rentals the price is NOT inclusive of:

  • Electric Usage
  • Water Usage
  • Internet Package
  • Cleaning
  • Air Condition Cleaning

Some owners might offer free swimming pool maintenance and gardening, but there are also cases where they are not inclusive.

For short term holiday rentals, pretty much all of the above is included in the price. Keep in mind though, some owners keep the rental price very low, and charge extra for electric usage, water usage, and cleaning. We recommend making sure all the details are clear before signing any contract.

3. Who is responsible to take care of the pool and the garden for private pool villas?

There is no common practice, some owners accept to take care of these, some don’t. If not included there is a good chance to get a discount on the price.

4. What is the average monthly bills for Electric, Water, and Internet in Phuket?

The costs will depend on the size of the property and the usage. If it’s a big property, it will probably use more electricity for lights and air condition.

For long term rentals, the owners don’t mark up the government’s rates. Therefore you’ll pay directly at government’s rates which usually is between 5-7 THB per unit for electricity and 20-30 THB per unit for water bills.

Average electric usage for a small 1 bedroom condo is around 600 THB monthly while water is around 50 THB per month.

You can almost double these numbers as you add a number of bedrooms. That will give you a ballpark figure.

The Internet also depends on the package. But a 400-500 THB monthly package will be enough speed for the average user.

5. If there’s a problem with the property, who is responsible for fixing it?

This can also differ from owner to owner, but usually, if anything is broken or not working properly in the property in the first couple of months, the owner is responsibly fixing the issues since the property is promised to be rented out in good condition.

For issues longer into a rental contract, if it’s fundamental problem such as roof leakage etc. the owner should take care of them. However, any problem with air-conditioner, fridge, etc. the tenant might need to fix by themselves.

6. Can I sublease the property out for my own clients?

In most cases, subleasing is not welcomed by the owners. That being said, some villa owners accept subleasing, so it can’t hurt to ask. Doing it without the owner's permission could land you in a lot of trouble though.

Note that it is illegal to rent out a property daily or weekly according to Thai Laws if a property doesn’t have a hotel license. While it’s not strictly enforced at the moment, technically you would be running an illegal operation, so this is something to keep in mind if you plan to sublease property through daily rentals.

7. Is the rental price negotiable?

Usually, rental prices are negotiable, especially if you agree to pay 3, 6, or 12 months in advance which can lower the price significantly compared to paying monthly.

8. I would like to stay in the property for a day or two before committing to a long-term contract. Is it possible?

This is not common practice to allow, but particularly generous owners might agree to this. Just don’t count on it …

9. The property lack additional furniture like a sofa bed, second air-con unit, etc. Can the owner add them to the unit?

It is possible. Some owners might ask you to pay one more month’s rent in advance to cover these items, some might add them anyway. These kinds of things are always negotiable. Usually, if you would like to change something that is already in place (like replacing a bed), the owners will not agree to that.

10. If I rent a house from you, how much will you charge me?

You will pay us nothing out of your pocket, all our viewings and rental services are free of charge for the client.

11. If I want to terminate a contract early, can I get my deposit back?

Absolutely not. This is exactly one of the reasons why owners charge a deposit, so they will have time to find new tenants if a contract is terminated prematurely.

So there you have them, the most frequently asked questions about renting a property in Phuket.

As you can see, almost no terms are set in stone and almost everything can be negotiated. Keep a good relationship with the landlord and your agent and we can almost guarantee you a hassle-free rental experience in Phuket.

Foreign Ownership of Land in Thailand, Soon a Reality?

Foreign Ownership of Land in Thailand, Soon a Reality?

According to recent news, foreigners might soon be able to own land in Thailand freehold!

The Thai Interior Ministry is drafting a proposal that would permit foreigners to acquire up to 1 rai of land (around 1,600 square meters, .16 hectare or .4 acre).

The announcement of the proposal was made by Deputy Interior Minister Nipon Boonyamanee on Monday July, 11, 2022.

For the purpose of qualifying for land ownership, foreign buyers would need to invest a minimum of 40 million baht in Thailand for a duration of three years. Still, Thai legislators are optimistic that the measure would have a positive impact on foreign ownership of real estate in Thailand.

The proposal will be put before Cabinet for approval.

Mr. Nipon further addressed the ministry's efforts to find strategies to increase real estate sales among wealthy international investors. If approved, the proposal would help to stimulate the economy, particularly in areas foreigners tend to visit or live, like Phuket, Bangkok, Samut Prakan, Chonburi (Pattaya), and Chiang Mai.

Additionally, Mr. Nipon stated that the ministry intends to lower the transfer and mortgage fees for properties costing more than 3 million baht to 0.01 percent.

With a new long-term (10 year) visa options and the current proposal to permit foreign ownership of land, albeit at a high entry cost, it is obvious that the Thai government is targeting a more wealthy demographic.

Whether you have a high budget or a low budget, we at Pulse Real Estate have plenty of options. Do not hesitate to contact us with your requirements to receive a curated list of properties for sale in Phuket.

Phuket COVID-19 Updates for Property Investors

Phuket COVID-19 Updates for Property Investors

Join us as we post regular updates with all the latest news in regards to re-opening Thailand's borders for foreign tourism. Capitalize on first-hand inside information from locals in Phuket who shares how everyday life looks like during these testing times.

March 11, 2021 Update - Phuket is a Sandbox?

The Tourism and Sports Ministry are discussing plans to open three Andaman provinces – Phuket, Phang-nga, Krabi – to foreign tourists without quarantine.

It would be done via a "sandbox" model, very similar to a travel bubble. meaning that vaccinated tourists from certain locations can visit designated Thai cities or islands without the need for quarantine.

Sandbox models can be started under the condition that 70 percent of the population in the area in question have been vaccinated.

Do you have any questions about how property deals can be conducted at the moment? Do not hesitate to reach out to us for a personal consultation.

Tax Free Retirement in Phuket, Thailand

Tax Free Retirement in Phuket, Thailand

You know that old saying how “Two things are sure in life, death and taxes”?

Well, that’s not necessarily true if you plan to spend your golden years on a tropical paradise island like Phuket as foreigners can enjoy tax free retirement in Thailand.

100% Tax-Free Retirement in Thailand

Only income earned inside Thailand is subject to tax during retirement. If you have personal income from pension, interest or other income-producing means from your country of origin it would not be subject to income tax in Thailand.

Income Generated Inside Thailand

While there is no tax on rental income from abroad if you live in Thailand on a retirement visa, that is not the case if you have rental property within Thailand generating an income. Luckily, personal income tax in Thailand is very low compared to Western countries, and you pay absolutely no income tax on your first THB 150,000. But then again, this does not even apply to retirees bringing in money from abroad.

How To Retire In Thailand Tax-Free

To officially become a retiree in Thailand you need to obtain a retirement visa (Non Immigrant O Visa). You can read about the detailed requirements on Siam Legal, but we have outlined the basic requirements below.

  • You must be 50 years old and above
  • You must have a Thai bank account with a bank book
  • You must be able to provide a letter from your Thai bank
  • You must meet the financial requirements below

Financial Requirements for a Retirement VisaBank Account showingTHB 800,000 ($24,500)Monthly income of at leastTHB 65,000 ($2,000)Combination (bank account + yearly income)THB 800,000 ($24,500)

You need to be able to show either 800,000 THB in the bank, or the amount in the bank account + yearly income (pension etc.) must equal at least 800,000 THB.

If you as an example have 300,000 THB in the bank account you need to be able to show a yearly income of at least 800,000 – 300,000 = 500,000 THB .

In our example, that would equal a monthly income of roughly 42,000 THB (500,000 THB / 12 months).

For savings in the bank, the 800,000 THB must be in the bank for at least 2 months before your visa application and must also remain in your bank for 3 months after the extension. After those 3 months, you must keep a minimum of 400,000 THB in there indefinitely. You also need a letter/statement from your Thai bank to confirm the 800,000 THB is there and has been there for the required time frame.

Why You Should Retire in Phuket, Thailand

Affordable Living

You can find one-bedroom apartments for as little as THB 15,000 ($500) / month and private pool villas and be rented for about THB 30,000 ($1,000). If you have the savings, we recommend that you purchase a property to save up on rent. We have more than 1,000+ property listings in total and would be more than happy to give you suggestions for both Phuket rental property and real estate for sale in Phuket. We recommend that you plan to live on a budget of at least $1,500 per month, with $2,000 being a more reasonable benchmark.

Exquisite Cuisine

Thailand is home to one of the most popular and cuisines in the world. Authentic Thai food relies upon the careful balancing of sweet, salty, spicy, and sour, and it is generally very healthy with a lot of green vegetables and herbs.

The food can also be very cheap as you can get delicious street food for just a couple of dollars. International foods often cost significantly more than buying local produce or eating out at a small, local restaurant. If you prefer fine dining (or western food in general), there is no lack of options in popular tourist destinations like Bangkok and Phuket.

Tropical Weather All Year Around in Phuket

Thailand is considered to have three official seasons; hot, cool, and wet. The hot season runs from March through to June, with April and May the hottest months of the year. Even during the wet monsoon season, typically July through September, the weather will still be hot. The cool season normally runs from October through February and will still feel hot to most visitors. Much of the country does experience a short cold snap for a week or so in December, but that is not the case in the south of Thailand like Phuket where we have tropical heat all year around.

Beautiful Scenery

Thailand, and Phuket in particular, has beautiful scenery and tons of picture-postcard spots you’ll want to experience at least once in your life. Whatever you want out of a holiday, Phuket has it. There are weird and wonderful museums like the Phuket Trickeye Museum and Baan Chinpracha, remarkable religious and cultural structures like the Big Buddha in Chalong, and exotic shows like Phuket Fantasea Show. Phuket also has some of the most beautiful beaches in the world, on which you can enjoy soft white sand, tropical surf,and amazing scenery.

Do not hesitate to get in touch if you have any questions regarding tax-free retirement in Thailand or if you are looking for property to invest in or rent. Our team has more than 20+ years of experience in the Phuket property market and, and with more than 1,000+ property listings you’ll have plenty of options to choose from.

Thai Elite Visa & Additional Visas for Property Owners

Thai Elite Visa & Additional Visas for Property Owners

The Thai Elite Visa is a great option if you’re looking to purchase property in Thailand. You can enter and exit the Kingdom while avoiding long lines; you can have the visa service complete immigration reports, and you’ll enjoy VIP perks that come with the visa. Avoiding all the visa hassle is the main attraction—particularly for busy travelers who may not be in Thailand when traditional visas need to be renewed.

What is the Thai Elite Visa?

It’s a long-term luxury Thai visa for those who can afford the US$ 17,000+ price tag. This is a particularly good option for individuals, couples, and families who have just bought residential or investment property in Thailand.

The visa is managed by Thailand Privilege Card Company Limited, which is a subsidiary of Thailand’s Ministry of Tourism and Sport.

What are the Benefits of The Thai Elite Visa?

With VIP status comes VIP treatment. Here are just some of a growing number of benefits

  • Fast Track international departure at airport immigration
  • Airport limousine services
  • Concierge services at select government offices (including 90-day immigration reports)
  • No need to apply for re-entry visa stamps
  • Premium annual health checks
  • Hotel and travel discounts 

Can Thai Elite Visa holders own land in Thailand?

Not currently, but as per the experts at Bangkok-based Frank Legal and Tax, “(land ownership eligibility amendments) may be available over the next three to five years as part of a stimulus package to boost the economy after the covid economic crisis by creating investment opportunities to attract foreigners looking to buy second homes in Thailand. Read more about property ownership for foreigners in Thailand here.

Who Qualifies for the Thai Elite Visa?

You’re eligible for the Thai Elite visa so long as you have never overstayed a past Thai visa, have a clean criminal record, haven’t filed for bankruptcy, and are of sound mind. With the exception of one visa package, there is no age restriction.

How much does the Thai Elite Visa cost? 

Costs depend mostly on how many people are applying, how long they wish to enrol, and what benefits they wish to include. There are no annual fees unless noted.

Elite Visa - Easy Access

  • validity of 5 years
  • 600,000 baht
  • option to upgrade to Elite Ultimate Privilege
  • No age restriction

Elite Family Excursion (minimum two people)

  • validity of 5 years
  • 800,000 baht
  • 300,000 for each additional family member

Elite Family Alternative

  • validity of 10 years
  • 800,000 baht
  • 700,000 baht for each additional family member

Elite Privilege Access

  • validity of 10 years
  • 1,000,000 baht
  • 800,000 baht for each additional family member
  • Eligible for the Flexible Plus Program

Elite Superiority Extension

  • validity of 20 years
  • 1,000,000 baht 
  • Eligible for the Flexible Plus Program

Elite Ultimate Privilege

  • validity of 20 years
  • 2.14 million baht, with an annual fee of 21,400 baht
  • members must be at least 20 years old 
  • Eligible for the Flexible Plus Program

Elite Family Premium

  • available only to family members of Elite Ultimate Privilege members
  • 1,000,000 baht, with an annual fee of 10,000 baht
  • validity is based on the membership and visa validity of the Elite Ultimate Privilege family member
  • renewable after five years
  • Eligible for the Flexible Plus Program

Can you get a work permit through the Thai Elite Visa?

Yes, you can get a work permit through the Flexible Plus Program. This program is aimed at foreigners in need of a work permit. As a member, you can get access to members-only benefits and perks while in Thailand and also have the benefits to work and make business anywhere in the country. Thus, making you and your family stay in the country hassle-free. 

In order to be eligible, you must have an eligible membership card (20 years for Elite Ultimate Privilege, 20 years for Elite Superiority Extension, and 10 years for Elite Privilege Access).

While there is no direct cost for this package, you must invest at least $1,000,000 USD in one of three different types of investment: real estate, a public company limited or company, or the Stock Exchange of Thailand (SET).

How Do Foreigners Get the Thai Elite Visa?

1. Submit an Application

You can speak to a Pulse Property Consultant about this. They will then put you in contact with a certified Thai Visa Agent who’ll guide you through the process. You’ll need a scanned copy of your passport and the completed application form. The agent will then work with the Thailand Elite Office and other officials to conduct criminal background checks. This process most commonly takes one month but can take up two-three months for some nationals.

2. Approval and Payment 

Once you’ve been approved by the authorities, you’ll receive an approval letter that includes payment instructions. Payments can be made via domestic or int’l bank transfers, or online payments. 

 3. Membership Acceptance and Visa Issuance

After the payment is received, you’ll be issued a membership ID number and details on how to receive the Elite Visa.

 If you would like more information on the Thai Elite visa, please use the form below to contact us.

Thai Elite Visa FAQs

Does the Thai Elite Visa allow holders to purchase property in Thailand? 

Absolutely. Holders can own property in accordance with other Thai property laws and regulations. However, in order to be eligible, foreigners may be required to be Thai Elite Visa holders—yet another advantage for savvy investors. 

Does the Thai Elite Visa have any income requirements? 

No, there are no income requirements.

Does the Thai Elite Visa require any documentation?

Yes, but the requirements are minimum and straightforward:

1. A scanned copy of your passport,

2. A completed application form,

3. Passport style photos,

4. In the case of family applications, proof of relationship is required.

How long does the Thai Elite Visa application process take?

It only takes about one month in most cases, but it can take up to three months for some nationals. 

Does the Thai Elite Visa application require a minimum duration for passport validity?

Yes, five years. If your current passport has less validity than that, the Thai Elite Visa will be issued for a duration no longer than the current passport’s validity. 

Does the Thai Elite Visa application allow me to currently be on a different type of visa? 

Yes, current visa holders can apply so long as they aren’t overstaying their current permission to stay in Thailand. 

Does the Thai Elite Visa allow me to work in Thailand?

Yes, but you would need to apply for a visa that allows for a work permit associated with it. This does not affect the Thai Elite Visa’s validity. 

Do Thai Elite Visa holders have to do 90-day reports in Thailand? 

Yes, but your presence is not required, and you can do this through the Thai Elite Visa program services.

Does the Thai Elite Visa have any age requirements? 

Only the Elite Ultimate Privilege package requires the applicant to be 20 or older. All other packages have no age requirement. 

Where is the Best Place to Live in Phuket?

Where is the Best Place to Live in Phuket?

Maybe it’s the idyllic ocean and sunsets, lush tropical forests, or amazing spice-fueled dishes that make Phuket such an attractive place to visit. Either way, there’s something about Phuket that lures in people around the world.

Many celebrities have discovered the sun-soaked wonder that is Phuket. Leonardo Dicaprio’s name is synonymous with Thailand. After all, it was his role in the popular “The Beach” film that sparked interest in Thailand’s southern islands. Celebrity model Naomi has been known to frequent Phuket and other areas of Thailand with fellow supermodel Kate Mossthe two have been spotted on Phuket’s white-sand beaches time and time again. And even The Kardashians lived in lavish luxury while visiting Phuket, where they formed an episode of their show. Other celebs include Mick Jagger, Snoop Dogg, and Paris Hilton.

Whether you’re seeking to invest in Phuket real estate or looking for properties for rent in Phuket, it’s important to understand where you’re staying. The phrase “location, location, location” is so popular in the real estate industry because it holds true. Whether you’re seeking Echo Park real estate in California or Patong real estate in Phuket, you need to have all the details about your neighborhood before you put your money down.

With that in mind, here’s the ultimate guide to help you decide the best place to live in Phuket for you.


Patong is the ultimate place to party and play, and if your goal is to stay out among the crowd until the morning, there’s no better place to do it. Screaming discos, rowdy crowds, and glitzy neon lights are galore. This beach party resort area is chock full of nightlife and activities, and there are endless options for restaurants, dance clubs, and bars. The buzz is centered around Bangla Road, an infamous strip of neon lights and wild fun. For the conservative type, Bangla Road might be a little intimidating. If you’re looking for something a bit more subdued, there are plenty of other spots to try.

In-Depth Patong Property Market Guide


According to Lonely Planet, Karon is like a cross between Kata and Patong, largely because it’s both relaxed and glamorous, with a little bit of rowdy character to it. Still, there’s more sand here than in both Kata and Patong, and the further north you go, the more beautiful the beach gets. Package tours are aplenty here, and two megaresorts set the scene. For food, head to Karon Cafe for some of the best steaks on the island.

In-Depth Karon Property Market Guide

Kata Beach

Karon is also home to Kata Beach, which is ideal for families, with its calmer crystal-clear waters and slower pace. Kata is divided by a rocky outcropping, where one side caters to Phuket’s millionaires and the other to the chilled-out bohemian crowd. Kata Beach is one of the best places in Phuket to go surfing. Regardless of your age or style preference, Kata Beach provides for everyone. Aside from the beautiful beaches, expect bustling restaurants and a thriving social scene. There are a few well known and sought after projects in Kata such as The View Phuket, The Heights Phuket etc.

In-Depth Kata Property Market Guide

Phuket Town

Phuket Town is at the center of Phuket, and while it doesn’t have some of the pristine beach views that other areas of Phuket afford, it makes up for it in other ways. This area is rich in historical history, and visitors to Old Phuket can savor what Phuket used to be like while hanging out at local eateries. It stays busy from sunrise to sunset, and its streets are lined with markets, shops, bars, and restaurants. This might be a good option for those that enjoy being at the center of everything but prefer to stay away from the craziness of Patong.

In-Depth Phuket Town Property Market Guide


Kathu covers the central part of the island with Phuket Town to the east and Patong and Kamala Beaches to the west. This is a great area to stay for families with kids in the school-age, as living in Kathu you’ll have several international schools and several large shopping malls nearby. You can find private pool villas and condos in the area, and the closest beach, Patong Beach or Ao Yon Beach on Cape Panwa, is just a 10-minute drive away.

In-Depth Kathu Property Market Guide


If you’re staying for the longterm, Kamala may be the right option for you. Tucked away, for many, Kamala is considered a hidden gem. It’s about 20 minutes away from Patong and is similar to Kata and Karon. This is the perfect way to access some towns and shops without the noise and hurried tourism of some of Kamala’s neighbors.

Nightlife isn’t Kamala’s strong suit, namely because there are few bars on the beach, but for those seeking tranquility, this is exactly what makes it an attractive option. The water here is like turquoise glass, and along with Kata, Kamala is one of the better places in Phuket to break out your surfboard.

In-Depth Kamala Property Market Guide

Nai Yang

Just five minutes away from the airport is Nai Yang, an area that’s popular among Thai locals. Beach life is front and center here, and it’s one of the most popular places for relaxation. This is the site of the Sirinath National Park, which can be accessed by some parts of the beach. This marine national park protects resources such as coniferous forests, coral reefs, and beaches. Among the wildlife, there are plenty of animals and plants.

During the dry season, there’s plenty to see if you go out snorkeling, and during monsoon season, the surfing is particularly supreme. Sometimes, you may be able to see sea turtles laying eggs on the beach. Nai Yang is also one of the best places to go kiteboarding as well, with popular operators including Bob’s Kite School Phuket, Kiteboarding Asia, and Kite Zone.

In-Depth Nai Yang Property Market Guide


When it comes to Rawai, relaxation immediately comes to mind. It’s far enough from the hustle and bustle of the touristy streets to have a quiet, peaceful stay, but close enough to get there with a quick drive or long-tail boat. The region is defined by lush coastal hills that tumble into the Andaman Sea. Rawai beach is home to the popular Phromthep Cape lookout, where many people go for some of the best sunrises and sunsets on the continent. The area is rapidly developing, which makes it not just a popular place for tourists to visit, but for transplants to settle down.

In-Depth Rawai Property Market Guide

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5 Thalang Road, Taladyai
Muang 83000
Phuket, Thailand
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“Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full and managed with reasonable care, it is about the safest investment in the world.”
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