Calculate Phuket rental cash flow: booking fees, management, annual costs and total investment. Editable example, published CAM sources and buyer questions.
Updated 30 September 2026. Prices below are source snapshots, not live availability or all-in purchase quotes.
A useful Phuket investment calculation starts with the selected unit’s price and written costs. Separate gross rent from cash flow and separate rental cash flow from any future sale. The example below is fully illustrative: none of its rent, nights or fee percentages is a market benchmark or an offer from PhuketStayPro.
A transparent rental cash-flow example
Illustrative inputs: THB 10,000,000 purchase price plus THB 500,000 acquisition/furnishing costs; THB 4,000 per paid night; 180 booked nights; booking fee 12%; management fee 20% of rent after booking fees; THB 220,000 other annual costs and reserves. Replace every input with evidence for your property.
| Step | Calculation | Annual THB |
|---|---|---|
| Gross rent | 4 000 × 180 | 720 000 |
| Booking fee | 720 000 × 12% | 86 400 |
| Rent after booking fees | 720 000 − 86 400 | 633 600 |
| Management fee | 633 600 × 20% | 126 720 |
| Other annual costs and reserves | 120 000 + 60 000 + 40 000 | 220 000 |
| Cash flow before income tax and debt | 720 000 − 86 400 − 126 720 − 220 000 | 286 880 |
Gross rental yield uses purchase price: 720,000 / 10,000,000 = 7.20%. Cash-flow yield uses all capital invested: 286,880 / 10,500,000 = 2.73%. The difference follows these inputs, not a general rule about Phuket. Income tax, debt payments, capital appreciation and sale proceeds are excluded.
Change the booked nights, keep the other inputs fixed
| Paid nights | Gross rent, THB | Cash flow before tax and debt, THB | Yield on total investment |
|---|---|---|---|
| 0 | 0 | -220 000 | -2.10% |
| 60 | 240 000 | -51 040 | -0.49% |
| 180 | 720 000 | 286 880 | 2.73% |
| 270 | 1 080 000 | 540 320 | 5.15% |
With these inputs, annual costs are covered from 79 paid nights. Sixty nights produce negative cash flow. This break-even point covers annual operating costs only; it does not recover the purchase price. Annual costs remain payable even in a vacant year.
Change the assumptions in the calculator
Published common-area charges to request in writing
| Project | CAM, THB/m²/month | One-off sinking fund, THB/m² | Source date |
|---|---|---|---|
| Rhea by Sansiri | 75 | 600 | 2026-09-01 |
| Canvas Cherngtalay | 85 | 650 | 2026-09-03 |
| Canvaz Palette | 80 in years 1–2; 90 in years 3–4; 100 from year 5 | 650 | 2026-09-03 |
| Sole Mio Residences | 90 | 500 | 2026-09-29 |
Confirm the chargeable area, timing, future increases and included services in the contract. CAM, the sinking fund and the rental-management fee are different costs. Do not assume that a quoted total area is the basis used for CAM. These published charges are not the cost assumptions of the illustrative rental example.
What evidence should support a rental plan?
Request a comparable unit’s monthly booking and payout history, with personal data removed; distinguish paid rent from advertised asking rent. Record season, unit size, condition, rights and owner-use nights. Obtain the operator’s exact fee bases, repair approval limits, statement format and exit terms. For an off-plan unit, projections remain assumptions until operations provide evidence.
For an existing property, request a management assessment
FAQ
Q: Is the lowest published price enough to choose a project?
A: No. Compare the selected unit, ownership rights, area basis, acquisition costs, recurring charges and handover. Obtain a current written quote and confirmation of availability.
Q: Does a branded or resort-managed property establish rental income?
A: No. Examine the operating agreement, owner-use rules, revenue allocation, fee bases and actual comparable performance. A forecast or brand name does not establish the selected unit’s income.
Q: What information should I send for a purchase shortlist?
A: Send your budget, preferred area, intended use, purchase timeframe and ownership requirements. We can compare matching projects and request current written unit terms.
Sources and next steps
The linked project records identify the public price documents and their dates. Request a current written quote for the chosen unit. Any financial example on this page is explicit arithmetic, not a market forecast.
Request a purchase shortlist · Compare the project catalogue
Related buyer guides
Rental cash-flow calculator
These editable example inputs are illustrative, not a rent forecast or a fee quote. Use the selected unit’s written costs and your own rental assumptions.
Management is calculated on rent after booking-channel fees. Annual costs must include operating costs, CAM and your repair/replacement reserve.
- Total invested
- Annual gross rent
- Booking fees
- Management fees
- Annual cash flow before tax and debt
- Gross yield / purchase price
- Cash-flow yield / total invested
Nights to cover annual costs: 79 nights
The result is before income tax and debt payments. It excludes capital appreciation and sale proceeds.
Compare properties before you buy
Start with the location and buying goal. Compare handover dates, ownership options and payment terms; confirm the current price and availability for the selected unit.
Request a property shortlist
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