Property management fees in Phuket

We do not guarantee a return, and we would be wary of anyone who does. What we commit to is the work: the calendar priced through the season, the property kept in the condition that holds its rate, and problems handled before they reach a review. We work to keep occupancy high, and we report what actually happened either way. As a general picture, a well run Phuket property tends to return somewhere around 5 to 8 percent net a year, after management, cleaning, utilities, maintenance and platform commissions, and before your own financing and tax position. That is an estimate drawn from what we see, not a projection for your property: two houses on the same road can sit either side of that range depending on the plot, the pool, the age of the systems and how much you use it yourself. We send you the real twelve month booking record of comparable properties in your area so you can judge where yours would sit.

Managers here are paid in one of four ways: a fixed monthly fee, a share of the rental income, a smaller fixed amount plus a share, or per job as it happens. Short-term holiday letting is materially more expensive to manage than a property let by the month, because there is a clean, a check-in and a guest to look after every few nights. But the headline rate is not the number to compare: what it is applied to, and what is deducted before it, changes the result far more than the rate itself. Ask each company for a worked example on one real booking and compare the amount you would receive.

Our management fee starts at 10 percent. Where a property lands above that depends on what it actually takes to run: a compact villa in a managed estate and a large house with land, staff and a generator are not the same job, and one flat figure covering both means overcharging one owner to subsidise the other. That is why the number starts at ten rather than stopping there. The percentage on its own still tells you little without knowing what it applies to and what comes off first, so we quote per property, in writing, after a visit, with the base and the exclusions spelled out.

It depends entirely on whether the house rents. For a villa that sits empty most of the year and is used by the owner for a few weeks in high season, a fixed arrangement is usually both cheaper and more honest, because there is little income for a share to attach to. For a villa that rents regularly, a share aligns the manager with the calendar in a way a flat fee never does. The blend exists precisely because most villas are somewhere in between.

No. You pay the contractor’s invoice, in the contractor’s name, for the amount the contractor charged, and the invoice is attached to your statement. Arranging the work, being there while it happens and checking it afterwards is part of what our fee covers. Ask every company you speak to the same question, and ask to see original invoices on a real statement rather than a summary line.

Yes, and you should insist on it everywhere, not only with us. We will work one real booking through end to end so you can see the base, the deductions and what reaches you. We will also show you what comparable properties in your area actually booked over the past twelve months, by month, so you can see the shape of a year here rather than an average. That is data on other people’s villas, gathered from the market rather than promised by us, and we will not tell you where yours would land inside it. Anyone who does is guessing at your calendar before it has traded a season. The data is yours whether or not you ever speak to us again.