PHUKET INVESTMENT TOOLS
Rawai ROI Calculator
Pre-filled with typical Rawai property prices, monthly rent, occupancy, and management fees. Adjust the inputs for your specific listing. Open Rawai district guide.
ROI CALCULATOR
Estimate Rental Yield
Honest net numbers — not the 10% headline. 4–6% is realistic for Phuket.
Gross yield
4.0%
Net yield
2.9%
Payback
34.7 yrs
Net yield after typical Phuket overheads: 30–40% gross-to-net haircut from Hotel Act compliance, agency fee, common area, repairs, vacancy. Numbers are estimates — Read our Rental Yields 2026 guide. Open full calculator →
What goes into "net yield" on Phuket?
Headline gross yield is annual rent ÷ purchase price. It ignores every cost a buy-to-let investor actually pays. Net yield strips them out:
- Management fees — 15-30% of gross for a hotel-licensed condo program, 10-15% for an external rental manager on a villa
- Common area maintenance (CAM) — typically ฿40-90 per sqm per month on condos; villas pay direct utilities + service
- Vacancy — Phuket high season runs Oct-Apr; 80% annual occupancy is achievable on LTR-friendly zones, 60-70% realistic on STR-heavy mix
- Annual repairs + furniture refresh — 2-4% of gross
- Hotel Act compliance — sub-30-day rentals require hotel license OR juristic-person STR exemption. Non-compliant units face ฿20K base fine + ฿10K/day per the 2025 enforcement wave.
The 32% default fees in the calculator above approximate the aggregate hit on a typical Phuket condo: gross-to-net haircut sits at 30-40% for most listings. Adjust upward for STR-focused units (higher management share) or downward for LTR-only investments (lower fees, lower gross too).
For the full breakdown with zone-by-zone yield bands and 2026 enforcement context, see our Phuket Rental Yields 2026 guide.
What this calculator is NOT
This is not a guaranteed-return projection. Phuket developers occasionally offer 6-8% guaranteed returns for 3-5 years — those numbers are real but usually recovered by inflating the purchase price by 10-15%. Run the calculator against the comparable market price without the guarantee to see whether you're paying for your own return.
The output is an estimate, not investment advice. Verify rent comparables with at least two local agents before committing.