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Contact a property management company in Phuket

Your message is read by the two directors and answered by one of them. Not logged by an assistant, not answered by a template. You get that answer in writing within one working day, including when it says we are not the right company for your property.

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Who replies

Two people read your message. One of them answers it.

Phuket Property Manager is the management arm of Empire Estates Phuket Co., Ltd, a Thai-registered company. It is run by two directors, and there is nobody between them and you.

  • Silvain, General Director

    French, living in Phuket since 2019. He handles owner conversations, rental strategy and the reporting you would receive each month, in French or English. If you are an overseas owner, he is the person who reads your first message and the person who writes the reply. Not an assistant, not a form letter with his name at the bottom.

  • Pattama, Operational Director

    Thai, and the reason anything actually happens on the island. She runs the housekeeping and maintenance teams, deals with contractors, with the juristic person of your estate and with the local paperwork that defeats most foreign owners. She works in Thai and English. When your question is about staff, about the condition of a house or about what a committee will allow, the answer comes from her even if Silvain is the one typing it.

  • Which of us you get depends on what you ask

    A question about calendars, pricing, reporting or how the season actually runs here goes to Silvain. A question about staff, repairs, a leaking pump or an estate rule goes to Pattama. Most first messages touch both, so most first messages are answered by both of us in one reply. You will not be handed to an account manager you have never met, at any stage.

  • What we do with what you send us

    Owners send us things they would not want circulating: the management agreement they are unhappy with, an owner statement from the company they are still with, their estate’s rule sheet, photographs of a house that is standing empty. It stays with the two of us. We do not forward it, we do not discuss your property with the company you are leaving, and we do not put your address in front of the estate agency side of this business unless you ask us to. If you decide against us, none of it goes anywhere. That is worth saying out loud, because asking a second manager to look at your paperwork is exactly the step most owners hesitate over.

When you will hear back

One working day, on Phuket time.

We are on the island, which is the whole point of hiring us and also the thing that decides when your answer lands. Worth knowing before you sit and wait for it.

  • The commitment

    Every message, whether it comes through the form, by email or on WhatsApp, gets a reply from one of the two directors within one working day. Not a receipt confirming it arrived: an actual answer, or one precise question if there is a single thing we need before we can answer properly. If we cannot help with your property, that reply says so rather than going quiet. And if you tell us the answer is no, you stop hearing from us that day, with no sequence and no follow-ups six months later. Silence is the cheapest thing a management company can give you. It comes up in almost every conversation we have with an owner who is thinking of changing, and it is not what you will get here.

  • Office hours, Phuket time

    Monday to Friday, nine in the morning to six in the evening. Saturday, nine to half past twelve. Closed on Sunday. Phuket runs on GMT+7 all year, with no daylight saving to complicate the arithmetic.

  • What GMT+7 means from where you are

    When we open at nine, it is the small hours in western Europe and the previous evening on the east coast of North America. When we close at six, it is around midday in western Europe. So an email written in London after lunch is read here the next morning, which is still inside one working day even though it feels like longer. If you would rather talk than write, say which hours suit you and we will stretch ours rather than ask you to stretch yours. A European morning is already our afternoon, so that arranges itself. The east coast of North America needs our evening, and we will take a call up to nine at night. The west coast is the genuinely awkward one: your afternoon is our following sunrise, so one of us takes that call early rather than pretending it is convenient for anybody.

  • If it is genuinely urgent

    Use WhatsApp. It reaches us outside office hours, including evenings and Sunday. We are not going to claim a twenty-four hour enquiry desk, because we do not run one and you would find out. Owners whose properties are already under our care are a different matter: being reachable at any hour is part of managing a house, not part of answering a first message.

Properties of different sizes under management across Phuket

What to tell us

Four details that turn a polite reply into a useful one.

Write with none of this and we will still answer. But a message containing these four gets a real answer the first time, instead of three emails spent establishing what we are talking about.

  • Where the property is

    The address, or the name of the residence, or simply the road and the nearest beach. The estate matters as much as the area: each development has its own rules on short stays, its own way of handling contractors, and its own committee or juristic person, when it has one at all. That last part is not a given, whatever the brochure implies. A registered condominium has a juristic person by law, and so does an estate sold under land allocation. Plenty of Phuket villa developments are neither, and are run instead by the developer’s own company, by an informal committee of owners, or by nobody in particular. Working out which of those you are dealing with, and who actually signs off on a contractor coming through the gate, is part of the job rather than a detail. None of that knowledge transfers between estates. We work across the whole of Phuket, from Mai Khao down to Rawai and Nai Harn, so there is no address that is the wrong one to send.

  • How many bedrooms, and what comes with them

    The bedroom count changes almost every answer we can give you, so it is the first thing we look for. Add the pool, the plot size, whether there are staff quarters, and how many people the house sleeps comfortably rather than at a squeeze. If you have a floor plan, a set of photographs or a link to an existing listing, send it: that saves a visit’s worth of questions.

  • Whether it is already rented, and by whom

    With a management company, inside a developer rental programme, listed by you on Airbnb, rented to long-stay guests, or empty. Tell us which, and roughly when the arrangement ends or what notice you have to give. It changes nothing about whether we will answer, and it changes everything about what a useful answer looks like: a comparison, a handover plan, or a first listing built from nothing. We work to your existing notice period rather than encouraging you to break an agreement.

  • What you actually want from the house

    These are three different jobs and they pull against each other. Income means renting it as much as the calendar allows. Condition means keeping it right while it sits empty. Availability means it is yours whenever you decide to come. Most owners want a mix, and the mix is the entire conversation, so tell us which one you would protect if you could only keep one.

What happens next

Four steps, and you can stop after any of them.

Nothing here commits you to anything until the last step, and the last step is a document you read at home with nobody sitting opposite you.

  • 1. The first exchange

    Usually written, sometimes a call if that is quicker for you. We ask about the property and you ask about us, and the point of it is to work out whether there is a fit at all. Some houses are not suited to what we do, some estates forbid short stays, and some owners want a hotel-style operation we do not offer. Finding that out now costs both of us twenty minutes; finding it out after signing costs a season.

  • 2. The visit

    We come to the property and walk it, with you or with whoever holds the keys. We look at condition, at storage, at the pool and the garden, at the staff arrangements already in place, and at the things a guest notices in the first ten minutes that an owner stopped seeing years ago. It takes about an hour. It is free, and it commits you to absolutely nothing: if you never contact us again, you keep everything we told you while standing in your own garden.

  • 3. The written quote

    After the visit, in writing, for your property specifically. It sets out what we would do, what we would charge and on what basis, what is included and what is billed separately, the amount above which we come to you before spending, how owner stays work, and the notice period in both directions. We quote per property because a headline number published before anyone has seen a house is a marketing number. You read it at your own pace.

  • 4. Your decision

    Take as long as you want, and show the quote to another company: the comparison worth making is on substance, not on the fee line. There will be no pressure call, and if the answer is no, one line is enough. If it is yes, the only genuinely urgent question is the start date, and in Phuket that is a seasonal decision rather than an administrative one. Hand over in the quiet months and there is time to clear the snag list, rewrite the listing and settle the staff before anyone arrives. Hand over in January and we inherit a calendar somebody else priced, with guests already booked and deposits already taken, and we honour it as it stands rather than repricing over their heads. Neither is the wrong choice. They are two different first six months, and it is worth choosing on purpose rather than by whenever the notice period happens to expire.

Reasons owners do not write

The four we hear most, and why none of them is a reason.

These arrive in almost every first conversation, usually phrased as an apology for wasting our time. None of them need one.

  • “I am already committed to another manager”

    Then do not break the agreement, and we will not ask you to. Find your notice period first, because it sets the timetable for everything else. The owners who write to us about this usually assume that changing manager is disruptive. Most of it is contractual and dull. Two parts are not, and they are the two to check first. The listing and its review history do not follow you unless the account is in your name, so find out whose it is while you are in there, because that history is not transferable and cannot be rebuilt. And house staff employed by the outgoing manager come with their own notice and severance entitlements under Thai labour law, which is a cost and a conversation rather than a formality. In the meantime, a written second opinion on your listing, your calendar and your statements costs you nothing and is yours to keep even if you decide to stay where you are.

  • “I do not want to rent it out at all”

    Perfectly reasonable, and more common than this industry likes to admit. An empty house in this climate does not stand still, and it is worth knowing precisely how it goes wrong. With the air conditioning off, indoor humidity settles above 75 per cent, and mould finds leather, textiles and the inside of wardrobes long before it shows on a wall. The traps under unused drains dry out in a matter of weeks, and what comes back up them is the smell first and the insects after. A pool loses its free chlorine in hours under this sun rather than days, so an unattended one turns in a week, not a season. Teak greys from ultraviolet whether the house is lived in or not, which makes it a question of oiling rather than of whether anyone is there. And the garden closes over inside one month of monsoon. Looking after a house that never takes a guest is a real service and we do it. We would far rather maintain an empty villa properly than talk an owner into sharing a home they do not want to share.

  • “The villa is not ready”

    Nobody’s is. Handover snags still open, tired furniture, no linen, half the appliances missing, a listing that was never written. We would rather see the house as it is than as you would like it to look, because part of what the visit produces is a list of what to do before a first guest arrives, in the order that matters and with a note of what can wait a year. If the honest answer is that it is not worth renting yet, we will say that too.

  • “I am not in Thailand at the moment”

    Most of the owners we speak to are not, and being overseas is the reason to have this conversation rather than a reason to postpone it. The whole sequence works remotely: a video walkthrough with whoever holds the keys, photographs and notes from the visit, the quote by email, questions answered at your hour. We have owners we have never sat in the same room with, and it changes nothing about how the house is run.

Where to find us

Phone, WhatsApp, email, and an office with a door on it.

The phone, email and address below are the ones we use everywhere. One correction before you go checking: our Google listing still shows the street number as 37/9, and 37/8 is the right one. We are having the stale entry fixed, and we would rather point at it than let you find it. When a management company’s contact details differ between one source and another, that is worth a second look, whoever the company is, including when the company is us.

  • Phone: +66 61 516 3486

    Within office hours this rings a director rather than a switchboard. If nobody picks up, we are standing in somebody’s villa with a contractor, which is where you would want your own manager to be. Leave a message or send the same number a WhatsApp and you will get a reply within one working day.

  • WhatsApp: +66 61 516 3486

    The same number, and the fastest way to reach us from abroad. It works outside office hours, and it is the easiest way to send photographs. Send them and video freely: thirty seconds of walking through a room tells us more than a page of description, and it means the first answer you get is a specific one.

  • Email: contact@phuketpropertymanager.com

    Best when there is something to attach. Floor plans, photographs, an owner statement from your current manager, your estate’s rules, or a management agreement you would like a second pair of eyes on. Replies come from one of the two directors, within one working day, and anything you send stays between us.

  • The office

    Empire Estates Phuket Co., Ltd, 37/8 Srisoonthorn Rd, Choeng Thale, Thalang, Phuket 83110. The company is registered in Thailand under number 0835564013827, which you can look up with the Department of Business Development before you write a word to us. We work across the whole island from here, so the address tells you where the coffee is, not where our coverage stops. If you are on Phuket, come and see us, but call first: otherwise you may find the door shut and both of us out at a property.

  • Opening hours

    Monday to Friday, 9:00 to 18:00. Saturday, 9:00 to 12:30. Closed on Sunday. Phuket time, GMT+7. Outside those hours WhatsApp still reaches us, and it is the number to use if something cannot wait until the morning.

Villa at The Ozone Residences, Phuket

Straight answers

What owners ask before they get in touch.

How quickly will someone actually reply?
Within one working day, from one of the two directors, to every message however it arrives. Our working day runs Monday to Friday from nine to six and Saturday morning, on Phuket time, which is GMT+7. If you write from Europe in the afternoon, the reply is written here the following morning. On WhatsApp it is usually much faster than that, including outside office hours.
Will I be dealing with a salesperson?
No. There is no sales team and no call centre, because there are two directors and the staff they supervise directly. The people who quote for the work are the people who are answerable when it is not done, which is the main practical advantage of a small operation. It also means we say no sometimes, on the first call, rather than signing a property we cannot serve properly.
Is the visit really free, and does it commit me to anything?
It is free and it commits you to nothing. We visit the property, spend about an hour on it, and send a written quote afterwards that is yours to keep, compare or ignore. There is a self-interested reason for that as well as a generous one: we would much rather decline a property after standing in it than sign it and disappoint an owner six months later.
How do I check you are a real company before I write?
Empire Estates Phuket Co., Ltd, registered in Thailand under number 0835564013827 since 2021, with a management arm trading as Phuket Property Manager and an estate agency arm under the Empire Estates Phuket name. The number is printed here so that you can look the company up with the Department of Business Development before you write a word to us, and see the registration date, the directors and the registered address for yourself. It is a fair thing to ask of any company you are considering, and a short answer to that question tells you something either way. Silvain also holds Airbnb Superhost status as a host. Our Google listing is public and linked from the footer of this page, with the rating and the reviews as they stand today rather than as we last retyped them.
What languages do you work in?
French, English and Thai, spoken by the directors themselves rather than routed through a translator or a template. That matters more than it sounds. Most of what goes wrong with a villa here involves a Thai contractor, a foreign owner and a guest from somewhere else again, all in the same afternoon, and the person in the middle has to be fluent in all three conversations.
My property is not in your part of the island. Does that matter?
We work across the whole of Phuket, so the question is not coverage but travel time. Ask us how long it takes to reach your exact address in traffic and how often somebody would actually be there, and ask every other company the same, because any of us will claim the whole island on a map. If your property is somewhere we cannot serve to the standard we would want, we will tell you plainly instead of accepting it and visiting rarely.

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

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