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Investment · Phuket, Thailand

Phuket property investment: the right product first, the right unit second

Four different investment products carry four different yields, horizons and risks. We decide which one is yours before we look at a single unit.

Request a shortlist with numbersModel a unit yourself
The developer pays my commission. The shortlist and the modelling cost you nothing.

The four products you are actually choosing between

These are not four versions of the same thing. They are four strategies, and they suit different people.

01
Off-plan at launch
The lowest entry price in the project, paid through the developer instalment plan. The return here is appreciation by handover, not rent. Two to three years with no income in between. It suits someone who does not need to touch the money until completion.
02
Completed unit in a rental programme
Already built, already managed, income from the first month. You pay a higher entry price and you miss the construction appreciation. It suits someone who wants cash flow rather than capital growth.
03
Resale at a discount
An owner needs out, and the unit trades below market. The return is built into the purchase price. These do not wait: good resale units appear and close within days, so you have to be ready before one shows up.
04
Villa
A different ticket and a different legal structure: the building is owned, the land is leased. Running costs are nothing like a condo, so the yield maths changes completely. I do not recommend the Thai company structure to anyone.

What comes off before I quote you a number

The gap between the brochure yield and your yield is six lines. Every one of them is in my model.

Rental income tax

Charged on income, not on profit. Brochures usually leave it out.

Management company fee

Taken from every booking. Terms differ noticeably between operators, and they need reading before you sign.

Real occupancy

Not the figure in the presentation. The figure this particular area actually sees in low season.

Building charges

CAM fee and sinking fund, billed per square metre whether the unit is rented or empty.

Furniture and wear

A rented unit wears out. Furniture and appliances need replacing every few years, and that is part of the cost of ownership.

Platform commissions

If you self-manage, booking platforms take their cut, and your own time becomes a cost too.

How the selection works

Five steps from the first message to the keys. None of them starts with showing you units.

01
We define the task
Budget, horizon, cash flow versus growth, whether you will use the property yourself, whether you need a visa. The answers decide the product, not the building.
02
A shortlist with numbers
Three to five units, each with a net yield model and an honest list of drawbacks. If nothing in your budget fits your goal, you hear that in the first conversation.
03
Checks before any money moves
The developer and their completed projects, the foreign quota status, the land, the permits, the rental programme terms. In writing, before the deposit.
04
Reservation and contract
A Thai lawyer handles the deal and reads the Thai-language contract itself, not a marketing summary of it. Transfers and the instalment schedule are agreed in advance.
05
Handover and launch
Snagging inspection, furnishing, listing for rent. After that the asset works and I stay reachable.

What you actually keep

Change any field and watch what happens to the brochure number.

Property inputs
The working
Gross income per year—
Management company—
Tax on rental income—
Building common fees—
Upkeep, furniture, wear—
Left to you per year—
Promised
—
gross yield
Actual
—
net yield
Payback
—
years on rent alone

What investors ask before they commit

What is a realistic entry budget?
Phuket opens in steps rather than at one number. A studio at 100,000 dollars does exist, but there are few such projects, they have to be found one at a time, and I only show the ones I have checked myself. From 120,000 the choice widens noticeably. From 150,000 you are at the ordinary market price, with a real selection in front of you. As a guide: a studio of about 36 square metres from 100,000 dollars in the rare project and from 150,000 with a free choice, a one-bedroom of about 54 square metres from 180,000, a two-bedroom of about 90 square metres from 250,000. Villas start at roughly 400,000 to 550,000 dollars.
What yield is realistic in Phuket?
Typically 5 to 8 per cent net, depending on the unit, the area and the management terms. Anything above ten per cent that you are shown is almost always calculated before tax, before the management fee and at an occupancy rate that does not hold year round. I quote the number after deductions and show you the model.
Can I pay in instalments?
On off-plan projects yes, and it is the main route. The usual structure is around thirty per cent down and equal payments every six months over roughly two years, interest free. Some developers run seasonal terms such as fifty-fifty. The actual schedule is always read in the contract, not in the brochure.
Can a foreigner get a mortgage in Thailand?
Thai banks very rarely lend to foreigners and it is not something to plan around. The working instrument is the developer interest-free instalment plan, which makes the completion date as important to you as the price.
What do your services cost?
Nothing to the buyer. The developer pays my commission and it barely differs between projects. That is exactly why I can talk you out of a unit: it does not change what I earn.
Condominium or villa?
A condominium unit can be held by a foreigner in full ownership and inherited, as long as the building still has foreign quota available. A villa works differently: the building is owned, the land is leased for thirty years with a renewal that is a contractual obligation rather than an automatic right. I do not recommend holding land through a Thai company.
Why Phuket rather than Dubai?
The yields are comparable, but the entry ticket in Dubai is significantly higher for the same yield. In Phuket the same money works at a lower ticket, with construction-stage appreciation on top of rental income. If it turns out Dubai genuinely fits you better, I have a verified partner there and I will say so.

Lyubov Fortunova, founder of Fortunova Capital Group

Investment strategist. More than five years on Phuket: I built a retail business here before real estate, so I know the island beyond the brochures.

Net yield, not dreams: returns after tax, management fees and vacancy.
We work across the whole island market and are not tied to any one developer.
Investors from India, Pakistan and Europe. Phuket I handle personally.
The agency operates under the brand Fortunova Capital Group. Thai legal entity: Eclectic Trend Co., Ltd., Tax ID 0835567033471.
Office7/4 Moo 1, Chalong, Mueang Phuket, Phuket 83130, Thailand
WhatsApp and phone+66 82 981 9522
EmailLiubovfortunova@gmail.com
ResponseWithin one business day, in any time zone
Telegram channelInstagram — agencyInstagram — LyubovYouTube

A shortlist built around your actual task

Three to five properties with the full calculation, not a list of thirty links. Five short questions, and the budget one comes fourth.

Start the shortlistMessage on WhatsApp
A personal reply. No calls unless you ask.
A shortlist built around your task
Three to five properties with the net yield calculated and an honest list of drawbacks. A personal reply within one working day.
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Fortunova Capital Group · Eclectic Trend Co., Ltd. · Tax ID 08355670334717/4 Moo 1, Chalong, Mueang Phuket, Thailand · +66 82 981 9522 · Privacy PolicyJournal · Telegram · Instagram · YouTube
The information on this page is for reference and does not constitute legal, tax or investment advice. Legal statements are current as of September 2026 and rest on the Condominium Act B.E. 2522, Section 540 of the Thai Civil and Commercial Code and Supreme Court judgment 4655/2566. Property details are stated as provided by the developers and are subject to documentary confirmation. The terms of any particular transaction are set by the contract and reviewed by a Thai lawyer before signing. Information on properties, prices and timelines is not an offer and may change without notice. Yield and occupancy figures are projections based on market data, not a guarantee of future income. Past performance is not a guarantee of future results. By submitting a form on this site or contacting us through a messenger you agree to the processing of your personal data on the terms of the Privacy Policy.
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