As a tenured researcher at Prince of Songkla University, my recent work has focused on how sustainability can create long-term value in Phuket’s real estate and tourism sectors. In Phuket, these two industries are deeply intertwined—tourism drives demand for residential, hospitality, and mixed-use developments, while real estate shapes the island’s capacity to welcome and retain visitors, residents, and investors alike. Insights from the Field: Asst. Prof. Dr. Kevin Fuchs on Phuket’s Sustainable Future Especially in fast-growing destinations like Phuket, I believe that responsible development isn’t just good for the environment—it’s also good business. When done right, sustainable design and planning can enhance property value, reduce risk, and appeal to a new generation of globally minded investors and homeowners. As Phuket continues to gain popularity as both a holiday and relocation destination, maintaining a balance between rapid growth and environmental responsibility becomes increasingly important. Not long ago, we explored this topic in depth in our market report on sustainability in Phuket’s tourism and real estate sectors. Here are some of my personal key takeaways from researching and writing that report: Tourism fuels the real estate fire—but also burns resources fast. Phuket now welcomes over 17 million air passengers a year, with 118 tourists for every resident. That’s great for business—but rough on infrastructure, waste systems, and natural ecosystems. If development isn’t handled smartly, we risk killing the golden goose. Sustainability sells… but only if it’s sexy. Let’s be honest—most buyers still chase ocean views before solar panels. But the market is shifting. Eco-features like energy efficiency, better materials, and waste reduction are slowly becoming value-adds—not just nice-to-haves. Green doesn’t mean boring. It means profitable. Well-designed sustainable properties often have lower running costs, better long-term value, and fewer legal headaches. In other words: eco-smart = business smart. Sustainability Starts with Smart Decisions In my opinion, the real risk here? Doing nothing. Unregulated development remains one of the biggest threats to Phuket’s future. Without stronger planning frameworks and a clear demand from investors for responsible practices, we risk trading long-term value for short-term convenience. Yes, growth is inevitable—but how we grow is still a choice. A “wait and see” mindset just isn’t good enough anymore. If we want Phuket to remain livable, investable, and beautiful, we need to be proactive—starting now. If I had to pick a property right now that truly reflects this balance between smart investment and sustainable thinking, it would be [Villa S-CHA58-4BR]. It’s not just about design—it’s about location, efficiency, and long-term value. The property offers modern living with thoughtful features, in a part of Phuket that still feels connected to nature while offering access to key amenities. It’s the kind of place that makes sense not just emotionally, but economically too. [propertypreview prop="S-CHA58-4BR" view="list"][/propertypreview] Properties like this aren’t just homes—they’re part of the solution. As buyer expectations evolve and sustainability becomes a real market driver, forward-thinking investments like [Villa S-CHA58-4BR] will stand out for all the right reasons. In a market as dynamic as Phuket’s, it pays to choose a property that looks good today and still makes sense tomorrow. Whether you're an investor, a future resident, or simply exploring your options, now is the time to think long-term. Browse our curated collection of sustainable properties in Phuket—or reach out for a personal consultation. Better yet, schedule a one-on-one video call with Alex Seago, Managing Director of Pulse Real Estate. The team will help you find a home that makes sense for today—and for tomorrow.

Thailand remains one of the most attractive destinations in Asia for foreign property buyers—thanks to its tropical climate, strong tourism economy, and relatively affordable real estate. But many ask the same question: Can foreigners buy property in Thailand? The short answer is yes—but with conditions. Understanding the legal framework, ownership structures, and the nuances of Thai property law is essential for anyone looking to buy a condo, villa, or leasehold property in Thailand. Can Foreigners Own Property in Thailand in 2025? Yes, foreigners can legally own property in Thailand, but there are restrictions—particularly when it comes to land ownership. While Thai nationals can own land, foreigners are prohibited from owning land outright under Thai law. However, there are several legal workarounds that have been in use for decades, allowing foreign nationals to own condominiums, lease land long-term, or hold property via a registered Thai company. Understanding these ownership structures is key to making a sound investment—whether you're buying a holiday home in Phuket, a retirement villa in Chiang Mai, or an income-generating condo in Bangkok. 1. Foreign Freehold Condominium Ownership Buying a condominium under foreign freehold is the most straightforward and legally secure option for foreigners in Thailand. The Thai Condominium Act of 1979 allows foreigners to own up to 49% of the total saleable area (not unit count) of a registered condo building. This foreign quota is strictly enforced and typically sells out faster than Thai quota units due to high demand. To qualify for foreign freehold ownership: The funds used to purchase the unit must be transferred from overseas in a foreign currency. A Foreign Exchange Transaction Form (FET) must be issued by a Thai bank to confirm the foreign remittance. The FET document is required at the Land Department to register the unit under your name and issue the Chanote (title deed). Foreign freehold condos often command a premium but provide peace of mind with 100% legal ownership. This is the most common path for foreigners buying property in cities like Phuket, Bangkok, Pattaya, and Hua Hin. 2. Buying a Villa or House in Thailand as a Foreigner Owning a standalone villa or house in Thailand is possible—but foreigners cannot directly own the land it sits on. To navigate this, buyers typically use one of two legal methods: Option A: Leasehold Ownership (Most Common) Foreigners can enter into a long-term lease agreement with the landowner (often a developer or private Thai owner). Standard leases are granted for 30 years and are often contractually renewable twice—totaling up to 90 years of land use. In 2025, the Thai government is considering legal reforms that would allow lease terms of up to 99 years, aligning Thailand more closely with countries like Malaysia and Indonesia. If passed, this would enable existing leaseholders to extend their leases accordingly. Option B: Thai Company Freehold Some buyers choose to set up a Thai limited company to hold the land on their behalf. In this structure, the land is owned by the company, and the foreigner owns a majority of the shares (minus a small percentage allocated to Thai nationals, as required by law). This structure, known as “Thai company freehold,” must be set up and maintained properly to avoid legal complications. It’s crucial to consult with an experienced property lawyer and accountant before pursuing this option. While thousands of foreigners use this method, the Thai government has been increasingly strict about enforcing the spirit of the law. Improper use of nominee shareholders or shelf companies can result in legal penalties. 3. What is a Leasehold Title in Thailand? A leasehold title grants the foreign lessee rights to occupy and use the property for a fixed term—typically 30 years, with options to renew. Under the Thai Civil and Commercial Code, this lease is fully enforceable and can be registered at the Land Department if the term is longer than 3 years. Many villa developments in Phuket, Samui, and Hua Hin offer long-term leasehold options for foreigners, often bundled with property management services and guaranteed renewal clauses. For a full breakdown, read our article: What Is Leasehold Property Ownership in Thailand? 4. Are There Other Ownership Options? While less common, additional structures include: Usufructs: A legal right to use and benefit from a property during one’s lifetime, but not transferable. Superficies: Allows a foreigner to own a building (but not the land) on a Thai owner’s land. Marriage with a Thai National: Foreign spouses may jointly own property with a Thai partner, though the land must be under the Thai spouse's name. Is Buying Property in Thailand a Good Investment in 2025? Despite global uncertainties, Thailand’s property market remains resilient and attractive to international investors. Key reasons include: Strong rental yields in tourist-heavy areas like Phuket and Pattaya Low property taxes and transaction costs Growing infrastructure, including road networks, international airports, and high-speed rail projects Appealing visa programs like the Thailand Elite Visa and Long-Term Resident (LTR) Visa According to InvestASIAN, “More foreigners buy property in Thailand than in any other Asian country.” Whether you are looking for a lifestyle upgrade, a second home, or a buy-to-let investment, Thailand remains a competitive real estate market in 2025. Free Consultations on Buying Property in Phuket We offer free, no-obligation consultations to anyone considering property ownership in Thailand. Our expert team will: Explain your legal options clearly Help you compare leasehold vs. freehold ownership Recommend vetted lawyers and due diligence steps Create a tailored shortlist of available properties Here at Pulse Real Estate, we provide free property consultations to anyone interested in buying property in Phuket. The information we provide is always honest, current, and accurate. Whether you’re buying a residential or investment property, we’ll tailor our information to suit your preferences, your schedule, and your budget. Once we have the information we need, we’ll curate a shortlist of properties for your consideration. Start your journey today—explore our curated collection of homes and investment properties in Phuket or get in touch for a personalized consultation.

Once a quiet coastal outpost known primarily for its fishing villages and local markets, Phuket has evolved into one of Asia’s most desirable lifestyle destinations. Today, the island offers an unmatched blend of modern conveniences, tropical beauty, and cultural richness—making it an appealing choice for investors, retirees, digital nomads, and holiday home seekers alike. Its allure lies not only in its stunning beaches but also in the way it fuses relaxed island living with cosmopolitan flair, drawing in an increasingly international and diverse population. A Lifestyle That Balances Comfort and Adventure From luxury villas overlooking the Andaman Sea to contemporary condominiums near world-class marinas, Phuket’s real estate landscape reflects the island’s transformation. Many properties are designed with indoor-outdoor living in mind, taking full advantage of Phuket’s year-round warm climate and sea breezes. Its lifestyle appeal goes far beyond just property. Residents enjoy an international standard of living with access to gourmet dining, private international schools, wellness retreats, beach clubs, golf courses, and a wide range of outdoor activities—from sailing and diving to yoga and hiking. Weekly markets, boutique gyms, co-working spaces, and cultural festivals add further texture to everyday life, allowing residents to stay engaged and connected year-round. Infrastructure That Supports Global Living Phuket’s upgraded infrastructure supports this growth. The island is connected by an international airport with direct flights across Asia, the Middle East, and Europe. Ongoing road improvements and future transit developments make getting around easier than ever. The planned light rail system and continued investment in bypass roads reflect a long-term vision for sustainable urban mobility. In parallel, healthcare services, digital connectivity, and eco-conscious developments have significantly improved, attracting an increasingly global crowd. World-class private hospitals, fiber-optic broadband, and smart city initiatives ensure Phuket remains competitive with leading lifestyle destinations across the region. Where Community, Culture, and Convenience Meet But it’s not just about convenience—it’s about balance. Phuket offers a rare mix of vibrant coastal lifestyle and laid-back island charm. Whether you’re looking to raise a family, spend winters under the sun, or simply escape the city without compromising comfort, Phuket delivers. Charming neighborhoods like Cherngtalay, Nai Harn, and Phuket Old Town offer distinct lifestyle flavors—from boho-chic cafés to heritage shopfronts, each with its own unique rhythm. As Southeast Asia continues to grow as a regional economic hub, Phuket stands out not only for its beauty but for its livability. It’s a place where work, wellness, and leisure converge, making it more than a destination, but a way of life. Browse our latest listings and discover how you can make Phuket part of your lifestyle. Start your journey today—explore our curated collection of homes and investment properties in Phuket or get in touch for a personalized consultation.

Are you looking to relocate to Phuket, Thailand? If so, it can be hard to decide between renting and buying a property. Weighing up the pros and cons of both options may help you make an informed decision. Additionally, understanding what the future holds for the property market in Phuket over the next few years is also important. In this article, we will provide some insight into these points to help you decide whether buying or renting a property in Phuket is the right choice for you. Is Phuket the Place for You? Deciding between renting and buying property in Phuket depends on your long-term plans and goals. Have you been to Phuket before? Are you certain it's the place for you? If you're only planning a short-term stay, buying a property may not be the most sensible option. However, if you're considering living in Phuket for an extended period of time or if you're a real estate investor looking to take advantage of the generous rental returns that are offered, then investing in a property might just be the way to go. Before coming up with a decision, consider your future plans carefully and weigh out the pros and cons of both renting and purchasing property in Phuket. Do You Have Enough Money Behind You? Generally speaking, buying is usually cheaper than renting in the long run as you'll own an asset that appreciates in value over time. Another advantage is that you are not paying rent to a landlord. The downside of buying a property in Phuket is that the Thailand real estate market is very much a cash-buyer market, at least for foreigners. Getting a bank loan in Thailand as a foreigner is nearly impossible, and as with any investment, you should never put all your eggs in one basket. Are You Familiar with the Ownership Options? In Thailand, the ownership structure might be a bit different than what you are used to back home. Condos can be owned outright without any issues, while owning land plots for villas and houses is not quite as straightforward. We recommend you check out our guide, "Can Foreigners Buy Property in Thailand". Moreover, we also cover potential legal changes that could benefit foreign buyers in our latest market report. If anything is still unclear, do not hesitate to drop us a message for a consultation. Are You Looking for an Investment? Buying a property in Phuket is a very lucrative investment opportunity. The combination of high tourist influx and likely price appreciation of real estate over time makes it a much smarter option than renting if your priority is return on investment rather than short-term accommodation needs. Rental returns in Phuket have soared again after Thailand opened up to tourism again following the rather strict COVID lockdowns. As the main tourist destination in Thailand, Phuket has greatly benefited from the pent-up demand for travel following the pandemic. Many condominium developments offer guaranteed rental returns of 5-7% for as much as 15 years, and up to 30 days free stay in your unit. Others offer you to partake in a rental management program, with no guaranteed returns, but instead the benefit of more personal usage. Take a look at some options that offer guaranteed rental returns in Phuket, or contact us for a curated list of properties based on your requirements and budget. On the flipside, while owners receive healthy rental returns from their properties, renting in the more popular areas can be quite expensive, even when signing for a long-term contract of one year or more. We have never seen as high demand as this year, and the rental prices reflect the demand. If you are looking to invest, now is the time. Are You a Fan of Home Improvement Projects? If living in Phuket for a longer period of time is part of your intention, it might be worth purchasing property even if it means spending more money upfront, simply because rental homes come with limits such as fixed tenancy agreements and limited customization options. Owning a property gives you much more control over being able to customize your home with specific features according to your individual tastes and preferences, as well as adding equity that can later be used for upgrades or renovations down the road. If you instead plan to travel the world and do not care about rental returns or having a steady holiday home, renting might make more sense. Whether you should buy or rent a property in Phuket depends on many factors. Let's summarize below: Pros of Renting a Property in Phuket No investment risk - Investment of any kind involves risk and property is no exception. Potential losses are a concern for those who own a property. In comparison, renting eliminates such worries as money is not invested in the property, making it a lower-risk option for investment. No need for much research - As you can easily move house, you do not have to do as much research about the location or ownership options as if you were to purchase. No responsibilities - Renting a home can be a great option for anyone looking for a place to stay without taking on any major responsibility. Those renting don't need to worry about maintaining the property or repairing anything that may go wrong - all of which falls primarily to the owner of the property. On top of this, renting often gives people access to bigger and better places than they could otherwise afford, especially if they're just looking for somewhere to vacation. Pros of Buying a Property in Phuket Value Appreciation - Value appreciation is the potential increase in property value due to external factors like a booming economy or an improving neighborhood. Investing in Phuket real estate can be quite lucrative, as the right property purchased in an up-and-coming area could appreciate greatly over time. This means in the event of a sale at some point down the line, you could stand to make a significant profit on your investment. More control - Owning a property gives you the freedom to decorate your space to your liking. You can let your creative side shine and customize it with unique fixtures, furniture, and accents that bring out the best in it. Such personal touches can help you increase its resale value and make it much more desirable should you decide to put it up for sale. Passive income - Phuket is a top destination for travelers around the world, offering stunning natural beauty as well as cultural attractions. From its romantic beaches to its bustling nightlife, there is something for everyone. With the never-ending stream of tourists coming to the island, you can be sure to always receive a handsome rental income if you choose to rent out your property. Hopefully, you now have a better understanding of whether you want to buy or rent a property in Phuket. No matter if you decide to buy or rent, do not hesitate to reach out to us and we'll be happy to help you find your dream home.

If you are one of the lucky families to call Phuket your home and looking for a home near an International School, you are in luck as we have compiled a list of properties suitable for you. Enjoy browsing through the properties.

We guide you through the full process of how to sell your property in Phuket, Thailand, from the start of listing your property for sale, up until the handover to the new owner.

Let’s be perfectly clear here: no one needs a real estate agent – they need a knowledgeable, professional, and honest real estate agent.  Getting into home ownership is difficult enough in one’s native country, it only makes sense that property ownership in Thailand requires outside help. Whether purchasing an investment property or investing in a retirement home for personal use, the difference between falling into a money pit and falling in love with your new home is often down to the right agent.  Here are a few reasons why agents play such a pivotal role in a property search 1. An agent should have local knowledge If you’re not familiar with Phuket, knowing where to buy is a real challenge. Thailand’s largest island covers 543km2 and contains 12 sub-districts, each with its own character and nuanced differences. A good agent should be able to provide meaningful information on each area and other information related to your property search. This knowledge should also be based on more than a few years of living in Phuket. Historical perspective comes into play when seeing how the area has changed, and that knowledge should carry over into being able to predict what the area might look like in 5-10 years’ time.  Why is this important? Perhaps you have your heart set on a sea view but you have a limited budget. Your agent should know straight away that Cape Panwa and the coastal areas of Paklok might be better for you and your budget. This is particularly critical with the recent changes COVID brought to Phuket. 2. An agent should know the current market trends Thailand doesn't have a reliable source of data like many parts of the Western world do, and property is no different. This is evident by the fact there’s no Zillow for Thailand or anything that comes near it.  Buyers need to rely on agents for current data related to sales volume, expected developments, planned infrastructure changes, where demand has been rising, and where it’s dropped off.  Why is this important? Again, COVID has changed Phuket’s property market quite a lot. As the island’s economy bounces back, there are at least two areas Pulse agents are advising to avoid investment, while we know at least four to be particularly valuable in terms of expected ROI in the next five years. 3. Your Agent Can Advise on Property Ownership in Thailand There is no point in starting a property search without knowing first what type(s) of ownership you’re willing to consider.  For instance, if foreign freehold is your only option, then you should only be looking at condos. Other options include Thai company freehold, leasehold, protected leasehold, or Thai freehold (for those who are ready to put the property into a Thai partner’s name). Pulse has a helpful article summarizing these options: Can Foreigners Buy Property in Thailand, a great starting point for those who need it. But even after reading through it, you might have some questions. Your agent can give detailed advice and recommendations for each individual property you are interested in.  Our team has decades of experience in the Phuket property market between them, and we have all lived in Thailand for 10+ years. We have already dealt with all kinds of situations and ownership and can guide you through the potential confusion when it comes to property ownership in Thailand. 4. Your Agent Will Advise You on How Much to Offer With their experience of the local market and property negotiations, your agent can advise you whether what the seller is asking is a fair price and/or if the price is negotiable. This can be particularly true for off-plan projects straight from the developer where the agent might have closed deals before and have a good relationship with the sales team. 5. Your Agent Has Experience in Real Estate Contracts Even if you have experience of real estate contracts in your home country, contracts in Thailand might be a different story. A reputable and experienced agent, like the ones we employ at Pulse Real Estate, will have seen the contracts before. They will have experience with conducting transactions at the land office, and together with your lawyer, you are in safe hands. Yes, we advise you to always hire a lawyer when buying property in Thailand, and we have a list of trusted professionals who come recommended by past clients. 6. Using an Agent Does Not Cost The Buyer Anything As is standard in Phuket, the agent is paid by commission offered by the seller, whether it be from a private owner or from a developer. Agents do not charge an upfront fee, instead, the commission is only paid once a deal is completed.  Nevertheless, our agents are committed to finding the right property for you, and we put the client first, not the commission. We also reach out to other agencies if the options in our inventory do not fit your requirements, all to make it easier for you to find your dream home in Phuket. 7. Your Agent Will Arrange Viewings of Properties Your agent can arrange and coordinate viewings for several properties on the same day. You’d be surprised how complex this can be in many situations and this saves buyers a lot of time and hassle.  We at Pulse Real Estate also offer pick-up and drop-off at a location of your choosing as part of our service as the buyer's agent. We can also arrange virtual video viewings via Whatsapp or other chat applications on request. You can fill out the form on our property finder page to fill out your property requirements and one of our advisors will get back to you with a list of properties to review. Conclusion Using a real estate agent when buying property in Phuket makes sense only if you choose a reputable agency. Unfortunately, this is an unlicensed profession in Thailand and Phuket is rife with agents/agencies lacking basic knowledge and professionalism. We at Pulse Real Estate are dedicated to helping our clients throughout all stages of the purchase process, and we have the knowledge and experience to make your transaction as smooth as possible. As such, our agents cultivate long-lasting relationships rather than short-lived business transactions. Feel free to browse through our inventory of property for sale in Phuket, or reach out to us using the contact form below to schedule a personal consultation

How to Buy Property in Thailand as a Foreigner: Step-by-Step Guide. Buying property in Thailand can be a rewarding investment—whether you're looking for a beachfront villa, a city condo, or a long-term rental income property. This guide walks you through each step of the process, especially tailored for foreign buyers looking to navigate Thai property laws confidently and successfully in the year 2025. 🧭 Step 1: Understand Foreign Ownership Laws Foreigners cannot directly own land in Thailand but can legally own condominiums (up to 49% of total unit space in a project) or lease land for up to 30 years. Knowing your legal rights is the first step to making a safe investment. 🔎 Step 2: Choose the Right Property Whether you prefer a Phuket sea-view condo, a Bangkok high-rise, or a luxury villa, work with a reputable real estate agency that understands your investment goals. Consider location, project reputation, and expected returns. 📄 Step 3: Due Diligence and Legal Review Before signing anything, your lawyer should conduct a full due diligence check, including: Title deed verification (Chanote preferred) Building permits and zoning compliance Developer reputation and financial status ✍️ Step 4: Make a Reservation and Sign the Sale Agreement Once you're ready, you’ll sign a Reservation Agreement and later a Sales and Purchase Agreement. A standard deposit is typically 5–10% of the purchase price. 💸 Step 5: Payment and Foreign Exchange Compliance Funds must be transferred in foreign currency and converted in Thailand to qualify for freehold condo ownership. Ensure you obtain a Foreign Exchange Transaction Form (FETF) from your bank. 🏦 Step 6: Ownership Transfer at the Land Office The final transfer is completed at the local Land Office. You’ll pay transfer fees, taxes, and sign the final ownership documents—after which the title deed is transferred to your name or leasehold registered. 💡 Why Buy Property in Thailand? Low property taxes and no annual ownership tax for most buyers Strong rental yields in tourist hotspots like Phuket and Bangkok Full foreign ownership available for condominiums Beautiful natural settings and growing expat communities ✅ Pro Tips for Foreign Buyers: Work with a registered real estate agent Always hire an independent property lawyer Check project licenses for off-plan developments Use FETF documentation to secure legal ownership rights 📍 Popular Locations for Investment Phuket: Beachfront condos, villa developments, and high rental demand Bangkok: High-rise condominiums, central business district appeal Chiang Mai: Laid-back lifestyle, affordable pricing Hua Hin: Growing expat hub with resort-style living

Buying off-plan property in Thailand is one of the best ways to maximize your return on property investment. Because you’re purchasing an unfinished villa or condo, developers offer lower prices with better incentives. Most off-plan projects on Phuket also offer favorable rental returns for those who aren’t buying for residential purposes.  Of course, buying off-plan isn’t for everyone. Some people need to see exactly what they’re buying, and others don’t feel comfortable with the associated risks. However, modern renderings and 3D videos help buyers envision completed projects, and buyers can limit risk exposure through due diligence aided by a good lawyer. For a list of recommended options, take a look at our off-plan property in Phuket. Some options are nearly finished, while others are just getting started. Either way, these properties have excellent potential for short or long-term returns.  Now, let’s break ground on what steps you should take to maximize your ROI, minimize risks, and turn your property into a hassle-free moneymaker. Benefits of Buying Off-Plan Property in Thailand Lower Prices: Current data reflects that off-plan property is sold approximately 25-30% lower than completed projects Larger Discounts: Even factoring in the initial lower prices, developers often give further discounts so long as you are one of the first buyers Low Deposit Amounts: Reservation agreements often require very small financial commitments. Even something as low as US$3,500 – 5,000 is enough to reserve a property Staged Payments: Good developers lay out their payment schedules in accordance with benchmark progress points Proactive Customizations: Developers often allow for a variety of customization options you can choose before installation Better Plots/Units: Early commitments mean being able to choose the best location rather than settling for what’s left Freebees: It is not uncommon for developers to offer free upgrades to furniture packages, free foreign freehold status, or luxury items such as tablets, motorbikes etc. We’ve even seen entire condo giveaways for high-end purchases Potential Drawbacks Project Cancellation: This is the biggest risk by far, and it has happened in the past. Your best line of defense here is thorough due diligence and carefully investigating the developer as well as the builder Project Delays: It happens everywhere, and Thailand is no different. Luckily, there are often penalties the developer must pay to incentivize them to keep the project progressing on time No Physical Product: In the absence of a show unit, buyers must rely on images and videos to envision their property No Immediate Access: Buying off-plan is a waiting game and not suitable for anyone looking to start earning rental returns right away Construction Hassles: If you get in early on a villa project, your unit might be finished well before other units in the project. Unless you plan on waiting it out, be prepared for noise, power/water supply cuts, and other inconveniences related to construction To minimize the downsides and safeguard your investment, we’d be happy to answer all your questions and give a personal consultation free of charge or obligations. Off-Plan Property Due Diligence The best way to minimize risk exposure is through thorough due diligence. This may or may not require a lawyer, but we do suggest investing in one. Here are some things to consider during the process. Research the developer. Past performance is the best indicator of future performance, so investigate previous projects the developer has been involved in. Did they complete things on time and without issues? Also, look at their previous projects to help you get a feel for the developer’s style, taste, and overall aesthetics Research the construction company. Looking at the developer isn’t enough. They may have had success in the past, but they may also be using a different construction firm and they too need to be investigated before committing financially Require clear terms in the contract. Be sure terms are clear throughout the contract. Do not settle for ambiguous wording or other agreements that can be open to interpretation. Again, a lawyer will be best suited for this Look into title deeds and licenses. This may seem obvious, but don’t forget to ensure the developer has the necessary title, construction permits, etc.  Compare prices. If you really want to ensure you’re getting a good deal, do your own investigations into the costs and value of the property. How do these compare with those given to you by the developer? Further Detail on Off-Plan Property Contracts The Basics  Timescales – Details of the start and completion dates should be clearly indicated Price – There should be a schedule that clearly lays out the price, as well as payment terms and methods. The price should be calculated by per square meter or per square wah (a standard Thai unit of area whereby 1 sq. wah = 4 sq. m). Ask for a clause stating that no additional charges will be incurred without prior written agreement Building Specification – Materials should be listed, including the amount, the quality, and the model where appropriate. This is a case of the more detail the better should substitutions prove necessary later (see clauses below) Floor Plan – A floor plan should be attached to the contract Penalties & Compensation Payment Penalties – Research the penalties for non-payment and what kind of window the developer allows for you to remedy matters Late Completion – Of course, buyers need protections too, so compensation should also be paid if the developer is late with completion. The daily minimum for these is 0.01% and they are generally deducted from the final payment Developer’s Default – Should the developer fail to complete the project completely, ensure there is an option for a full refund Clauses Extension Clause – This will contain the length of the grace period allowed to the developer before incurring late penalties Substitution Clauses – These relate to the developer's right to substitute materials for ones of similar or better value or modify floor plans if deemed necessary. Make sure this clause reflects that you as the buyer have the final say and wish to be kept informed regarding any deviations Assignment – This is an ‘exit clause’ and given that we don’t know what the future may bring, it is advisable to have one. This can allow for the transfer to a third party of the obligations or allow you to ‘flip’ the property if the market is agreeable. Ensure you check the administration fees for this Recitals – These precede the main text of a contract and provide a general idea about the contract to its reader, such as what the contract is about, who the parties are, and why they are signing a contract. Ensure that this states that the developer is the rightful owner of the land. If they don’t, this should be addressed in an addendum to ensure that you, as the buyer, have the right to rescind and receive a full refund if the developer does not hold the title Alternative Dispute Resolution – This is an arbitration clause in case things go wrong. Arbitration is generally less costly than more formal court proceedings As always, seek the advice of a lawyer about contracts and documents before signing, as there is no replacement for a legal expert in safeguarding your investment. Key Points & Summary Do your due diligence and research the developer. Ensure you have a contract that safeguards your rights and investment. Have the contract confirmed by a lawyer before signing it. Keep in touch with the developer and ask to be informed of any issues or modifications. And remember, the earlier in the construction process you purchase a property, the better the deal you’ll get. Any Questions? Do not hesitate to get in touch with us at Pulse Real Estate if you have any further questions regarding off-plan property investments in Phuket.

Condo prices in Phuket continue to rise steadily at 5 – 10% per annum. The condominium market in Phuket has been, and continues to be, a success story. Phuket property prices in general have risen by 410% on average across the island since the December 2004 tsunami.

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. 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 for taking care of the pool and the garden for private pool villas? There is no common practice; some owners agree to take care of these, some don’t. If not included, there is a good chance of getting a discount on the price. 4. What is the average monthly bill for Electricity, 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 conditioning. For long-term rentals, the owners don’t mark up the government’s rates. Therefore, you’ll pay directly at the government’s rates, which usually are 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 1,000 THB monthly, while water is around 250 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 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 responsible for 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 a fundamental problem, such as roof leakage etc. The owner should take care of them. However, any problem with the 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 a common practice to allow, but particularly generous owners might agree to this. Just don’t count on it … 9. The property lacks additional furniture like a sofa bed, a 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, and 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. If you have any questions or need help finding the right rental in Phuket, feel free to get in touch with our team — we’re happy to assist.

Top Investment Strategies in Phuket Property Market. During the course of working closely with our clients, we introduce them to successful Phuket property investment strategies that previous investor clients of ours have used. Check out our Top Investment Strategies in Phuket Property Market.

Phuket is one of the most exciting markets for property investments. It always has been, and not only because of its beautiful nature and landscape but also because it’s one of the most visited holiday destinations in Southeast Asia. It’s always been popular among Australians, Europeans, and Americans, and over the past 10 years, the island has become very popular among Russian and Chinese tourists. Prices per square meter depend on property type and location. That's solely because of the land prices. Land for sale in Phuket can be quite different in terms of pricing. The west coast of the island is more preferred, therefore the prices are much higher than on the east coast. Also, some areas are situated on a hill, so not much land space is available for development, such as Patong, Kata, and Karon. That also affects the land prices. A large percentage of the visitors are interested in owning a holiday home in Phuket. That demand has brought a decent amount of supply of holiday homes over the past ten years, and more and more attractive properties are still being built. That supply has also increased the demand on the developers on the island to come up with attractive return on investment (ROI) opportunities through guaranteed rental returns in order to provide a handsome capital gain for the buyers. Not too long ago, Phuket property developers came up with the great idea of having an agreement with international hotel chains to run their projects like a hotel when they’re completed. This increases the liability of the project as well as provides a good rental return guarantee to the investors. High Guaranteed Rental Returns, Phuket Generally, new Hotel Managed Developments offer 5-7% guaranteed yearly rental return to investors for no less than 3 years, and some projects offer even up to 15 years of guaranteed income generated from renting out your property. Most developers also allocate around one month per year for the owners to use their property. The rest of the year, it is being used as a hotel room, generating passive income for the owner. Everything regarding the rentals is handled by the management team, so it is a completely hands-free investment. On top of all that, there are also developers who offer to buy back the property at the original purchase price +10-15% after a certain number of years. Most projects have one condition on the owner in order for him to be able to join the rental pool, and that is that the owner has to go with the developers’ default furniture package and cannot change/personalize much in the unit. That gives an opportunity to the hotel management to rent out the units as advertised. We’ve put a couple of good deals together here to give you an idea about the rental return possibilities through owning a property investment in Phuket. You might also want to take a look at a more extensive list of the most attractive Investment Properties in Phuket. Also, if you fill out our Property Finder Service form with your requirements, such as budget, preferred location, etc., we would be happy to compile a shortlist of properties. You might also be interested in our market report, which offers a clear breakdown of how to calculate Return on Investment (ROI) using our GEMS method — Growth, Earnings, Market, and Security.

The common area fee, or CAM fee, is a monthly maintenance fee paid by every owner of a unit in a condominium development.

If you are considering to make Thailand your permanent home or simply looking to enjoy a hassle-free experience in your holiday home/property investment, this is a must-read.

What are the fees and taxes that both buyers and sellers face when it comes to buying or selling a property in Thailand? This is a common question that understandably everyone wishes to know before completing a deal.At Phuket Condo.net we can provide our clients the exact amount

Property and land Title deeds in Thailand: 5 of the main terms you will come across when buying land in Thailand, together with some of their key features. For those of you who are interested in owning property in Thailand we have included information on Condominium Titles and Building Transfers.

Oops! We did it again! PhuketCondo.net (now Pulse Real Estate) has won the Best Real Estate Agencies in Thailand Award by Dotproperty. We are proud to see our hard work and efforts acknowledged.

We are proud to announce that PhuketCondo.net wins International Property Award, Best Real Estate Agency Website in Asia/Pacific Region. Amongst many reputable Real Estate Agencies in Asia/Pacific region, IPAX panel of judges decided to choose Phuketcondo.net website as the best.

Our list of the best investment property in Phuket contains condos and villas that can be purchased with the intention of earning a direct return on the investment through rental income. Such property are also often referred to to as Hotel Managed Property.

Tips for Common Mistakes to Avoid While Buying a Property in Thailand. The purchase of a property can be a minefield, especially for first-time buyers. Most of us learn from our mistakes, but it’s better to avoid making them in the first place.

The sinking fund is a one time payment made by every owner of a unit in a condo development. It's calculated based upon the sqm of each individual unit.

As a foreign national you can own a condo in Phuket freehold, meaning completely in your own name just as in your home country.

Hotel managed condos are condominiums that have the rentals of their rooms managed as a hotel usually by a well recognized international hotel brand.

What is leasehold property ownership in Thailand and is it safe to buy a leasehold property? Read this article and your questions will be straightened out.

Can Foreigners Get a Loan to Purchase Property in Thailand? There are two options available; Finance from local financial institutions (banks) and International home loan schemes. While possible, the easiest way by far is to get a bank loan via a Thai National.

Are you on the hunt for a new home in stunning Laguna Phuket? From holiday residences to primary homes, Laguna Phuket has something for everyone. Laguna Phuket is Asia's first integrated destination resort, a holiday paradise of deluxe hotels, serviced resort style condominiums, pool villas and luxury property

Selling your home in Phuket? Whether you're relocating or simply cashing in on a hot real estate market, proper preparation can help you sell faster and for a better price. In this article, we share 5 expert-backed tips on how to stage your home to attract more buyers and close deals quickly. These are all small things to take into consideration before taking pictures for online listings or inviting prospective buyers to your home. Investing a small amount of time and money into staging your home will often pay off multiple times over in the end. You might also want to check out our article on "How To Sell My Property in Thailand" where we go through the sales process. 1. Clean home with less clutter When professional stagers take on a home and prepare it for the market they often remove as much as half the owner’s furnishings. As a result, the living space looks so much bigger. Make sure the selected furniture is the right size for the room, and don’t clutter a room with too much furniture. You’re also going to want to remove all personal items such as personal pictures, family plaques & framed certificates. Clutter makes people feel uncomfortable, but at the same time; never put an empty home on the market as one of the challenges of trying to sell a vacant home is that buyers often have a hard time visualizing themselves living there. It’s important to find the right balance between a cozy home and a cluttered mess. 2. Do not remodel Even if you have plenty of cash to invest, don’t put too much money into the staging process. You want to emphasize the home’s best features, You may think you have great taste in kitchens and fantastic remodeling ideas, but the new owner may not agree. It’s better to spend small money doing cosmetic fixes than worrying about getting the full value of extensive remodeling, jacking up the price for the buyer for no good reason. It’s however always a good idea to make sure your home is freshly painted, preferably in neutral colors which rarely goes wrong. It’s good to be “on trend” with pops of color in, say, pillows and curtains, but avoid anything that’s too trendy as the main color of your home. 3. Proper Lighting Take advantage of your home’s natural light, but even if you’re only showing the property during the day make sure you have proper artificial lighting. You might even want to increase the wattage in your lamps and fixtures compared to what you’re using right now. Aim for a total of 100 watts for every 50 square feet. Add supplemental lighting where necessary, and make sure you have three types of lighting covered: ambient (general or overhead), task (pendant, under-cabinet, or reading), and accent (table and wall). 4. Bedroom Tips You’re going to want to create a relaxing bedroom setting with luxurious linens and soft colors that will make a potential home buyer want to hang out. Also, remember to clean out your closets. You’re showing off your storage space, which sells houses (it often ranks high on buyers’ priority lists). 5. Define Rooms Make sure each room has a single, defined purpose, even if you never used it for that purpose yourself. Also, make sure that every space within every room has a purpose so that buyers will see how to maximize the home’s square footage. Even if the buyer wouldn’t want to use the room for the same purpose, the important thing is for them to see that every inch of the home’s usable space. This includes alcoves, window seats, corners, breakfast nooks, and so on. The simple addition of a comfortable armchair, a small table, and a lamp in a stairwell nook will transform it into a cozy reading spot. There you have it, our Top 5 Expert Tips to Sell Your Home Faster. Lastly, keep in mind that your home staging efforts should be designed to appeal to the widest possible range of buyers. After all, the more people willing to submit purchase offers for your home, the higher the selling price is likely to be. Please contact us if you would like to list your property with us.