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Phuket Property Manager
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About us

About Phuket Property Manager

Most management companies tell you about their values. This page tells you who we are, what company we are registered as, and how we actually run a house, so you can judge for yourself rather than take our word for it.

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5.0 · 48 Google reviewsAirbnb Superhost

How we got here

We learned this business by renting out our own houses first.

Silvain arrived in Phuket in 2019 and stayed. Not for a season, for good. With Pattama he opened Empire Estates Phuket, a real estate agency handling sales and long lets. The management side came later, and it came from our own properties rather than from a business plan.

  • We were hosts before we were managers

    We rented out our own places, answered our own guests at midnight, cleaned up after our own bad decisions and paid for our own mistakes. We became Airbnb Superhosts doing it. Everything we now do for an owner was first something we worked out on a house we owned, which is a considerably cheaper place to learn than on someone else’s.

  • A marketing background, applied to a rental calendar

    Silvain worked in online marketing before Phuket. That turned out to matter more than expected: a listing is a ranked result like any other, and the platforms reward specific, knowable things. Understanding what Airbnb and the other channels actually look at is a skill most managers here simply do not have, and it is one of the few we will happily explain to you in detail.

  • We live here, and it shows in the small things

    Which beach is calm in November. Which restaurant is worth the drive and which one has coasted for three years. Where to send a family with young children on a rainy afternoon. Guests ask, and the answers come from having done all of it ourselves rather than from a printed welcome folder. It is a small thing that shows up in reviews.

  • We know what it is to be the owner, not just the manager

    We still own property here. So we know the feeling of being far away and wondering whether anyone actually opened the door this week. That is the reason our reports are as detailed as they are, and the reason we would rather tell you about a problem early than present a tidy month.

The short version

Two directors, one company, all of Phuket.

Phuket Property Manager is the property management arm of Empire Estates Phuket Co., Ltd, a Thai-registered company. The other arm is a real estate agency under the Empire Estates Phuket name. Same company, same office, two different jobs.

  • Silvain, General Director

    French, living in Phuket since 2019. He handles owner relationships, pricing strategy and the reporting you receive each month. If you are an overseas owner, he is the person you will deal with, in French or English, in a time zone that suits you rather than one that suits us.

  • Pattama, Operational Director

    Thai, and the reason things actually get done on the island. She runs the housekeeping and maintenance teams, deals with contractors, the juristic person of your estate, and the local paperwork that defeats most foreign owners. Nothing in property management in Thailand works well without a Thai national who knows how it is really done.

  • More than ten years in Phuket real estate, between the two of us

    That figure is combined, not each. We would rather say it precisely than round it up: this is an island where everyone claims a decade and the claim is easy to check. The company itself was registered in 2021.

  • Registered, and verifiable

    Empire Estates Phuket Co., Ltd, Thai tax ID 0835564013827. You can look that number up with the Department of Business Development before you speak to us. Very few management companies on this island publish theirs, and you should ask yourself why.

What we believe

Communication is the job, not the customer service around it.

It sounds like a soft answer. It is the opposite. Almost everything that goes wrong with a rented villa in Phuket goes wrong because somebody did not say something in time, to the guest or to the owner.

  • A guest who is talked to properly leaves a different review

    The gap between a four-star review and a five-star one is rarely the house. It is whether someone answered at eleven at night, whether the arrival instructions made sense, whether the person who came to fix the air conditioning explained what they were doing. Those reviews then decide what the villa can charge next season. Communication is not politeness, it is the mechanism.

  • An owner who is told early can decide

    A cracked pool tile costs little in March and a great deal in December with a family arriving. We tell you when we see it, with a photograph, before it becomes a decision you have no room to make. You may find our reports duller than most. That is deliberate.

  • Bad news travels first here

    When something breaks, when a booking cancels, when a neighbour complains, you hear it from us the same day rather than reading it in a statement six weeks later. A manager who only ever brings good news is a manager who is editing.

  • Long partnerships are the only model that works

    Taking on a villa costs real money before it earns anything: photography, listing work, an inventory, fixing what the previous manager let slide. A company that churns owners has to price for churn. We would rather keep a house for years, which means the relationship has to survive a bad month.

Villa management staff at work in Phuket while guests relax on the terrace

How we work

The same process we use on our own properties.

We own and rent property in Phuket ourselves. The inspection sheets, the cleaning checklists, the maintenance schedule and the reporting format used on your villa are the ones we wrote for our own houses, before we ever managed anyone else’s.

  • Why that matters more than a service list

    Anyone can publish a list of services. The question is what happens on a Tuesday in low season when nobody is watching and there is no guest arriving for three weeks. A process written for someone else’s house gets skipped. One written for your own does not.

  • It also means we have made the mistakes already

    The mould that came back because the air conditioning was run too cold with the doors open. The pool that turned in four days of rain. The teak that silvered because nobody oiled it before the monsoon. We paid for those lessons on our own properties, which is a considerably better place to learn them than on yours.

  • We look after houses as if they were ours

    That phrase is on every management website in Phuket and means nothing by itself. Here is the test that gives it meaning: ask any manager whether they own property on this island, and whether their own house is managed the same way as yours. The answers are usually revealing.

  • Boutique by choice, not by stage of growth

    We are small on purpose and we do not intend to become a five-hundred-property operator. Past a certain size the person who visits your villa has never met you and reports to a system rather than to an owner. If you want scale, several good companies on this island offer it, honestly. We offer the other thing.

What we do not do

The parts most companies leave out.

A page about a company is only useful if it also says where the company stops. These are deliberate limits, not gaps we are hoping you will not notice.

  • We do not promise you a return

    We will tell you what we generally see, and we will tell you plainly that it is an estimate. What a villa actually earns depends on its location, its bedroom count, its condition, its calendar and how much of the year you keep it for yourself, and the spread between two houses on the same road is wider than most owners expect. What we will not do is hand you a number for YOUR house before anyone has seen it, or guarantee one: a guaranteed figure is renegotiated the year it is missed.

  • Our fee starts at 10 percent

    Ten percent is the floor, and where a property lands above it depends on the work it actually needs. A headline percentage still tells you almost nothing on its own, without knowing what it applies to and what comes off first, so we quote per property, in writing, after a visit. We explain the whole mechanism on a separate page, including the part that does not flatter us.

  • We are not lawyers or accountants

    We will tell you where the 30-day rule, the hotel licence and the TM30 obligation come from, and what they mean in practice. We will not tell you how to structure your ownership or file your taxes. When you need that, you need a Thai lawyer or accountant, and we will say so rather than improvise.

  • We do not take every property

    Some houses are not suited to short-stay rental, some estates forbid it, and some owners want something we are not the right company to give. We would rather say that on the first visit than sign and disappoint. It happens more often than you would expect.

Private pool villa in Phuket with sun loungers and tropical planting

Where we work

All of Phuket, and what that actually means.

The island is small on a map and slow to cross. Any manager can claim to cover it. What matters is how long it takes to be standing in your garden.

  • The whole island, from one office

    We work across Phuket rather than in one pocket of it, from Layan and Bang Tao in the north west down to Rawai and Nai Harn. Our office is on Srisoonthorn Road, which puts most of the west coast estates within a reasonable drive rather than a two-hour one.

  • Ask about travel time, not about coverage

    When you speak to any manager, including us, ask how long it takes them to reach your specific address in traffic, and how often somebody will actually be there. A company based on the other side of the island will not be at your Layan villa in an hour, whatever its coverage map shows.

  • We know the estates, not just the areas

    Each development has its own juristic person, its own rules on short stays, its own common area charges and its own way of handling contractors. That knowledge does not transfer between estates, and it is the difference between a manager who solves a problem and one who discovers it.

Common questions

What owners ask us before they get in touch.

Who exactly will be looking after my property?
The two directors, Silvain and Pattama, plus the housekeeping and maintenance staff they supervise directly. You will not be handed to an account manager you have never met. On a boutique operation the same people who quote for the work are the people responsible when it is not done.
Is Phuket Property Manager a registered Thai company?
It is the property management arm of Empire Estates Phuket Co., Ltd, registered in Thailand under tax ID 0835564013827 since 2021. The company’s other arm is a real estate agency operating under the Empire Estates Phuket name. We publish both facts because you should be able to verify who you are dealing with before you hand over keys.
Why are there two brands at the same address?
Because they are two different jobs. Buying and selling property is not the same trade as running one week after week, and mixing them tends to produce a company that does neither well. Keeping them under separate names makes it clear which one you are talking to. It also means that if you bought through the agency, you are under no obligation whatsoever to use us for management.
What languages do you work in?
French, English and Thai, spoken by the directors themselves rather than routed through a translator. That matters more than it sounds: most of what goes wrong with a villa involves a Thai contractor, a foreign owner and a guest from somewhere else entirely, all in the same afternoon.
How do I know you look after houses properly?
Ask for the same three things you should ask any manager. A real owner statement with the figures blanked out, so you can see the format. The inspection record for a property currently under management, with photographs. And a reference from an owner who has been with them for more than a year. We will provide all three. A company that cannot is telling you something.

Reviewed . We update these pages when the practice on the ground changes, not on a schedule.

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Talk to the person who would look after your property.

No call centre, no sales team. We keep the portfolio small on purpose.

Get in touchWhatsApp+66 61 516 3486