Buying a Phuket Show Villa: Agree the Viewing, Occupation and Handover Terms

A furnished show villa can help a buyer understand a finished property, but it may still be used for viewings after sale. Treat the purchase and any proposed continued occupation as separate matters. Clarify what you receive, who will enter and when you can take private possession.

Define the proposed use

Ask for start and end dates, permitted days and hours, the legal entity using the home and the activities allowed. Occasional accompanied viewings differ from an operating sales office, events or overnight stays. Identify who holds keys and whether visitors can use every room, pool, parking area and service entrance.

Prepare a signed inventory of furniture, appliances, artwork and sales equipment. Some items may belong to suppliers or the developer. Record current condition in an independent inspection with dated photographs. Clarify when warranties began and which installed equipment has already been operated. Marketing photographs are not an inventory.

Review responsibility and compensation

Have independent Thai counsel assess liability for visitor injury or property damage, insurance scope, utilities, cleaning and maintenance. Confirm any permits or building rules relevant to the proposed activity. If compensation is offered, state the amount, payment dates and evidence, any negotiated security, breach process and a firm end date. A promised payment depends on the counterparty fulfilling the agreement; it is not guaranteed rental income.

Ask what happens if viewings run late, the developer fails to remove signs, or the home is not returned in the agreed condition. Ensure any right to use the property and any remedy are documented and reviewed; do not assume you can change locks or remove people without legal advice.

Plan the handback

Agree an inspection, cleaning, repair, access credential return and utility reading. Check whether nearby sales activity or construction will continue after the handover. Compare the offer with an otherwise similar vacant unit before assigning value to the show-home fit-out.

Review developer information, management services and buying support. Phuket Stay Pro can help organize the inventory and questions for independent review.

Fact-check flags: ownership, authority, use permissions, insurance, payment, tax treatment and remedies are transaction-specific and can change. Obtain current Thai legal advice.