Koh Samui vs Phuket Property: A Clear Comparison for Investors
If you're deciding between investing in property in Koh Samui or Phuket, this quick comparison breaks down the key differences. We’ll look at pricing, investment potential, and the types of properties available to help you make an informed decision based on your goals.

Property Prices and Value for Money

At the lower end of both markets, pricing is quite similar. Entry-level apartments can be found from around 1.8 million THB, while smaller villas typically start at 5 million THB. Garden villas with private pools often start from about $250,000 USD, and sea-view properties from roughly $550,000 USD. However, Phuket tends to be priced slightly higher overall. That’s due to its more developed infrastructure, mature real estate market, and higher land costs. In the luxury space, Koh Samui villas can reach up to $8-10 million USD, while in Phuket, oceanfront estates have been known to sell for $25 million or more, particularly on the west coast.
Phuket also offers a broader range of freehold condominiums, including high-end, branded units tied to international hotels. Koh Samui, by contrast, has fewer freehold options, particularly at the high end, with most condos aimed at the entry-to-mid market.

Real Estate Investment Potential

Phuket’s property market is well established, with experienced developers and a solid infrastructure in place. It’s often seen as a safer bet for buyers seeking long-term stability and rental income potential, especially in high-demand tourist areas. Koh Samui property for sale offers a more speculative upside, especially in early-stage projects. The island is still developing, and land prices are generally lower, which means there’s more room for growth. However, this also brings risk: some developers are newer or underfunded, and many projects rely on off-plan sales. Buyers need to do their homework.
Both islands can offer good rental returns, but Phuket has the advantage of stronger tourism volume and a more mature short-term rental ecosystem.

Choice of Properties

Phuket has many luxury branded property options, from projects like Laguna Lakeside to newer launches like The Gardens of Eden. These are often managed by hotel brands and include resort-style services. Koh Samui has just one true branded residence: The Estates by Four Seasons, which is ultra high-end and has been established for years.
Phuket offers a wide variety of foreigner-friendly condos, thanks to Thailand’s condo ownership laws. These freehold units appeal to overseas buyers who want full legal ownership. In Koh Samui, there are only a few freehold projects available - like the newer Anava development in Bang Rak. Most condos in Samui are leasehold or use company holding structures

Lifestyle Considerations

When it comes to lifestyle, the two islands offer very different experiences. Phuket is generally better suited to families and professionals, with international schools, major hospitals, shopping centres, golf courses, and direct flights to Europe and Asia. It feels more connected and convenient for long-term living. Koh Samui, on the other hand, offers a slower pace and more laid-back feel. With no bridge to the mainland, it has a more genuine island atmosphere, which appeals to retirees and buyers seeking peace and tropical charm over urban amenities.

Final Thoughts

Phuket offers broader choice, stronger infrastructure, and a lower-risk profile for investors, especially those looking for freehold ownership or high-end branded villas. Koh Samui is more boutique and potentially more rewarding for those willing to take a calculated risk.
Property for Sale in Koh Samui & Phuket: A Concise Buying Guide

Thailand's two largest islands, Phuket and Koh Samui, are both world-renowned tropical getaways and highly sought-after destinations for discerning international property investors. Both islands feature stunning landscapes, with incredible beaches, awe-inspiring ocean views, plus robust and growing real estate markets. However, when comparing these islands side by side, each offers distinct advantages and considerations in terms of lifestyle and property market characteristics. Based on many years of firsthand experience marketing properties in Thailand’s resort destinations, we have compiled this concise guide to property for sale in Koh Samui and Phuket. With a focus on the luxury sector, this article serves to help you decide which island best aligns with your investment and lifestyle goals.
Koh Samui property for sale

The Role of Tourism in the Property Market

For all of Thailand’s resort markets, the key driver of real estate performance is tourism. Buyers often first encounter these destinations during vacations and later decide to invest in a holiday home or lifestyle property. Destinations like Phuket and Koh Samui are cash-based markets for overseas buyers due to Thai restrictions on foreign nationals obtaining mortgages. This lack of leverage adds a layer of security, insulating these property markets from many global economic challenges, such as fluctuating interest rates and tightening lending criteria. R

Moreover, foreigners who can afford to purchase a second home overseas typically belong to higher-wealth segments of society. This is particularly true in the luxury property market, where buyers are predominantly high-net-worth individuals. Consequently, there is sustained demand for luxury properties in Phuket and Koh Samui, even during periods of economic downturn.

The resilience of these markets was particularly evident in their recovery from the global pandemic. The property markets of both islands rebounded remarkably strongly as tourism surged back. Thailand’s Sandbox program, which allowed fully vaccinated travellers to visit during global lockdowns, played a significant role in this rapid recovery.

Infrastructure and Accessibility

Phuket stands out for its advanced infrastructure and international connectivity. Its international airport offers direct flights to major hubs across Europe, Asia, and Australia, making it a convenient destination for global buyers. The Sarasin Bridge also connects Phuket to the mainland, facilitating travel by road. With well-developed amenities, including international schools, hospitals, and shopping centres, Phuket is particularly attractive for families and long-term residents.

Koh Samui, while less developed, has made significant strides in improving its infrastructure. Its international airport offers flights to Bangkok, Hong Kong, and Singapore, though its connectivity is more limited compared to Phuket. The island’s smaller scale and quieter atmosphere appeal to buyers seeking a laid-back lifestyle, but amenities remain more modest in scope.

Property Prices and Value for Money

At the entry level, property prices in Koh Samui and Phuket are relatively similar, with small condos starting at around 2-3 million THB and entry-level villas from 4 million THB. However, in the luxury segment, the differences become more pronounced. Koh Samui’s top-end villas are typically priced at a maximum of 6-8 million USD, while Phuket’s super-luxury estates can command prices of 20-25 million USD. On a price-per-square-metre basis, particularly in the mid to luxury price range, Phuket is generally more expensive, reflecting its mature market and higher land costs.

A key distinction lies in the availability of freehold condominiums. Phuket offers a wide range of freehold condos, including luxury developments with branded residences. These properties provide integrated resort services and appeal to buyers seeking both lifestyle and investment benefits. In contrast, Koh Samui has limited freehold condo options, with very few offerings in the luxury sector. Koh Samui’s property market has always been dominated by villas and houses, with only a handful of apartments and condominium projects.

Lifestyle and Atmosphere

Koh Samui and Phuket cater to different lifestyle preferences. Koh Samui, though now quite developed, still Koh Samui and Phuket cater to different lifestyle preferences. While Koh Samui has become quite developed, it still retains a relaxed island vibe, making it an ideal choice for retirees or those looking to escape the hustle and bustle of urban life. The island’s natural beauty, from pristine beaches to lush hillsides, continues to be a major draw for buyers seeking tranquillity.

Phuket, on the other hand, provides a vibrant, urbanised island experience. It combines natural beauty with extensive amenities, entertainment options, and a dynamic social scene. The island’s larger size and more developed infrastructure make it suitable for families and professionals seeking convenience without sacrificing tropical charm.

Investment Potential

Koh Samui’s less developed market offers opportunities for capital gains, particularly in early-stage projects. However, investors should exercise caution, as many developments are initiated by first-time or underfunded developers. By contrast, when looking at property for sale in Phuket, market generally provides a safer investment environment due to a higher proportion of experienced and reputable developers. The island also offers an excellent selection of branded real estate, which adds an element of security due to the brand reputations at stake. Higher property prices in Phuket are justified by its mature property market, superior infrastructure, and extensive amenities.

Both markets also deliver excellent rental yields, driven by their thriving tourism sectors. As with any overseas property investment, thorough due diligence is essential to mitigate risks and ensure project viability.

Beaches and Natural Beauty

Both islands are renowned for their stunning beaches; Koh Samui is known for its calm, clear waters and soft white sand, with Chaweng Beach being a standout destination. The island’s smaller scale and serene vibe add to its charm.

Phuket offers greater diversity, with 65 beaches ranging from lively hubs like Patong Beach to secluded coves ideal for privacy. The variety of landscapes ensures that buyers can find the perfect setting to match their preferences, whether it’s a bustling beachside scene or a tranquil escape.

Property Ownership Structures

Foreign ownership of land in Thailand is restricted by law. While condominiums can be owned freehold in perpetuity by foreigners, with the title deed registered directly in the investor’s name, villas and houses with land require alternative ownership structures.

For freehold villas, where ownership of the land is included in the purchase, the only option for foreigners is to acquire the property through a corporate holding structure. This involves setting up a Thai limited company, in which Thai nationals must hold at least 51% of the shares. The foreign buyer typically serves as the controlling director of the company. The company must operate as a genuine business generating income, not solely as a holding vehicle for the land, and it must file annual financial statements and meet reporting requirements. Thai shareholders must not be nominees; they need a legitimate interest in the company and must be compensated through dividends. Although the costs of setting up and maintaining such a structure are significant, they are financially viable within the luxury property sector.

Alternatively, leasehold ownership structures allow foreigners to secure a 30-year lease on land, with contractual agreements for renewal. While renewable leases may provide a potential long-term solution, renewals are at best a grey area under Thai law, making this option less secure. Branded developments often provide greater assurances for lease renewal due to the long-term reputations of the businesses being on the line.

For any property acquisition transaction, especially when investing in less familiar overseas markets, conducting thorough due diligence is essential. Working with experienced agents and legal advisors helps buyers navigate the complexities of ownership structures and realise their investment goals. 

Key Takeaways

Choosing between Koh Samui and Phuket ultimately depends on your personal preferences and investment priorities. Koh Samui offers a quieter, more relaxed environment with strong potential for capital gains in its less developed market. Phuket, with its superior infrastructure, diverse property options, and mature market, appeals to those seeking a more urbanised island lifestyle. Both destinations present unique opportunities for discerning buyers in Thailand’s luxury property market.

Selling Property in Phuket: Communal Developments vs. Stand-Alone Properties
When considering real estate investment in Phuket, prospective buyers often weigh the advantages of communal developments against stand-alone properties. Understanding each option’s attributes can help you make the best decision in the diverse Phuket property market.

Let’s Define the Property Types:

Communal Developments: These projects feature shared infrastructure and facilities that owners collectively maintain, such as access roads, pools, gyms, and security services. The communal aspects provide convenience and a sense of security, appealing to buyers unfamiliar with local neighbourhoods.
Stand-Alone Properties: In contrast, these homes are legally independent, meaning owners are solely responsible for their property without any communal obligations. Although part of a cluster, they come without shared management.

Advantages of Communal Developments

  1. Safety and Security: Many buyers feel safer in communal settings, especially when unfamiliar with the local real estate market or security of the neighbourhood. Features of these developments often include gated access, surveillance, and on-site staff.
  2. Convenience: Communal developments are designed to provide hassle-free living via consolidated utilities, maintenance services, and possibly amenities like pools and gardens. Owners may also be able to benefit from rental management services, simplifying property letting.
  3. Cost Predictability: While there are ongoing fees, these properties typically manage costs collectively, making budgeting easier.
  4. Brand Reputation: Investments in branded developments often come with higher management standards and quality assurance. Phuket hosts numerous branded properties, such as Tri Vanada in Thalang, that minimise risk for investors looking for value.
Tri Vanada, Phuket: 

Tri Vanada - Phuket villas

Disadvantages of Communal Developments

  1. Ongoing Fees: Property owners face compulsory estate charges, and possibly escalating fees. These charges can hinder resale potential.
  2. Lack of Control: Communal rules may restrict home customisation and impose guidelines on pet ownership, occupancy, and noise levels, which could deter those seeking personal autonomy.
  3. Management Dependence: If poorly managed, these developments can decline, affecting property values. Owners rely heavily on either the developer or the collective management efforts.

Stand-Alone Properties: The Freedom of Ownership

For buyers who desire independence, stand-alone properties in Phuket offer significant advantages:
  1. No Shared Fees: Owners are free from maintenance fees associated with communal areas, enhancing potential profit margins during resale.
  2. Complete Control: Stand-alone owners can customise their properties and make decisions independently, from renovations to rental strategies.
  3. Cost Efficiency: With various local services available, owners can manage their maintenance and rental needs, allowing for significant savings compared to community-managed properties.
  4. Flexibility in Management: Owners can choose how to rent or manage their properties, even utilising global platforms like Airbnb, often resulting in lower commission fees than those incurred with property management companies.

Disadvantages of Stand-Alone Properties

  1. Maintenance Responsibility: Owners must manage maintenance tasks, which can be time-consuming, particularly for those not residing in Thailand year-round.
  2. Security Concerns: Stand-alone homes in remote locations may face security issues without communal protection, although hiring local security can mitigate risks.
  3. Climate Considerations: Tropical conditions can rapidly deteriorate properties that are not regularly maintained, necessitating continuous oversight.

Making an Informed Choice

  • Communal Developments: Ideal for buyers looking for ease, security, and shared amenities. However, they come with mandatory fees and management dependencies.
  • Stand-Alone Properties: Suitable for those who value autonomy and are proactive in managing their properties, albeit with increased responsibility and maintenance efforts.
As Phuket's property market offers a vast array of choices, potential investors should evaluate their long-term objectives and preferences. With numerous branded developments available in Phuket, buyers can find luxurious options that align with their investment goals. Additionally, for those comparing Phuket with Koh Samui, our concise buying guide on property for sale in Koh Samui and Phuket outlines key differences between the two markets, covering aspects such as investment potential, infrastructure, and lifestyle considerations.

Read full article on Charlesdel
Anava Samui – Development Overview

Anava Samui – Condos, Apartments and Villas

Anava Samui

Anava Samui is an exciting new beachfront development, featuring a diverse range of property types and an extensive selection of facilities. Set along the soft sands of Ban Rak Beach with stunning views of Koh Phangan, it is in the highly sought-after northeast of Koh Samui, an area renowned for its peaceful atmosphere and convenient access to key amenities. Positioned just five minutes from Samui International Airport, this striking development offers the perfect balance between peaceful tropical living and convenience, with Fisherman's Village and Chaweng Beach within a short drive. The area is fast becoming a popular choice for residents and tourists alike, offering a desirable mix of seclusion and connectivity.

The development includes 564 units spread across four floors, offering a variety of property types that cater to different lifestyle preferences. Studio apartments, ranging from 28 to 35 sqm, are perfect for individuals or investors looking for a compact yet luxurious living space. One-bedroom apartments, between 35 and 45 sqm, provide a spacious option for couples or solo residents. The two-bedroom apartments, at 49 to 60 sqm, are ideal for families or those who entertain regularly, with ample room for comfortable tropical living. At the top end of the range, the four exclusive beachfront villas offer unparalleled luxury, with 280 sqm of indoor living space and a total build area of 461 sqm, situated on expansive 800 sqm plots of land.

A key feature of Anava Samui is its anticipated condominium licence, expected in January 2024. This licence will allow foreign buyers to own up to 49% of the total floor space of the condominium units on a freehold basis, providing a straightforward ownership option for international investors. Foreign buyers will be able to register the freehold of their condo or apartment directly in their name, without the need for a lease or Thai company. This structure offers long-term security and the ability to hold the property in perpetuity.

However, please note that the condominium licence applies only to the condo and apartment units. For foreign investors interested in the beachfront villas, ownership structures differ. Foreigners may acquire the freehold of the land via a Thai company holding structure, or alternatively, they can lease the land on a renewable 30-year lease. Importantly, the structure of the villa itself, i.e., the house, can be registered directly in the foreign investor’s name, providing a clear and legal pathway to owning the property.

What sets Anava Samui apart from other developments in Koh Samui is not only its unbeatable beachfront location but also its innovative design and extensive range of amenities. The centrepiece of the development is the 2,077 sqm wrap-around swimming pool, one of the largest on the island. This pool integrates seamlessly with the rest of the property, providing a stunning water feature and a perfect setting for relaxation or socialising. In addition, Anava Samui offers residents access to a state-of-the-art gym, on-site dining options, and concierge services, ensuring a high level of convenience and luxury.

The four beachfront villas offer upscale luxury living, featuring expansive private pools, direct beach access, and large indoor-outdoor living areas that make the most of the stunning views over the Gulf of Thailand. These exclusive properties are designed to provide a tranquil retreat, with high-end finishes and attention to detail throughout, making them a perfect choice for those seeking privacy and luxury on one of Koh Samui’s most sought-after beaches.

For investors, Anava Samui offers a compelling opportunity with a guaranteed rental return of 6%. This makes it an attractive option for those seeking steady income in addition to long-term capital appreciation. The involvement of a world-renowned hotel management company ensures that the development will be maintained to the highest standards, further enhancing its value over time. The proximity to key attractions, such as Fisherman’s Village and Chaweng, as well as the island’s main international airport, makes Anava Samui a highly desirable option for both short-term holiday rentals and long-term stays.

To secure your unit at Anava Samui, a deposit of just 50,000 THB is required. Following this, the main contracts, including the sales and purchase agreement and the construction contract, will be signed once the development receives its condominium licence, which is anticipated in January 2024.

Anava Samui is set to become one of Koh Samui’s most prestigious addresses. With its prime beachfront location, a diverse range of property types, innovative design, and top-tier amenities, it offers both an exceptional lifestyle and a secure, long-term investment opportunity. Whether you are looking for a compact studio, a spacious apartment, or a luxurious beachfront villa, Anava Samui provides the perfect blend of luxury and convenience in one of Thailand’s most desirable tropical destinations.

* The project is being developed in phases, with three blocks being released for phase one -  A, D & F
Anava Samui Master Layout
* Estate fees are 45 THB per sqm of unit area per month. 
* There is an annual sinking fund charge of 60 THB per sqm of unit area

Listings:
Anava Samui Studio Condos
Anava Samui 1-Bed Condos
Anava Samui 2-Bed Condos

Interested in exploring the diverse condominium market of Phuket ? ... View Phuket condos for sale on Charlesdel

 
Ficus Residences, Koh Samui, Apartments, Property for Sale
Development Overview
Ficus Residences is a new luxury apartment project located on the north-west coast of Koh Samui in Ban Makham, set on a land area of 2.2 rai. The development comprises 30 modern units, offering a variety of layouts to suit different preferences. There are 14 studio apartments ranging from 86 to 88 sqm, 14 two-bedroom units at 154 sqm each, and two penthouses, each covering 333 sqm. The complex is served by three elevators across blocks A, B, and C for convenient access.
Ficus Residences, Koh Samui

Residents can enjoy a 30-meter sea view swimming pool, with a separate kids' pool for added safety. A fully equipped gym with high-quality fitness equipment is available for those looking to maintain an active lifestyle. The property also features a business center with meeting rooms, ideal for those needing professional workspaces.

Each residence includes dedicated storage space located in front of private parking areas, with 100% covered parking for both cars and motorbikes. EV-ready plug-in areas are also provided. Security is managed through a three-tier system, requiring a key card for gated access, elevator use, and entry to individual apartments.

Additional facilities include a steam room for relaxation, housekeeping services available on request, and a private shuttle for convenient trips to the nearby beaches and local amenities. For residents who prefer not to drive, an on-call taxi service is available.

Ficus Residences is professionally managed by a skilled juristic team, ensuring the smooth operation of the property. Owners looking for rental opportunities can also take advantage of the dedicated rental management service provided by Inspiring Group. The property is conveniently located close to unspoilt beaches like Bang Por and Maenam Beach, with restaurants and other necessities just a short drive away, making it an ideal location for both permanent residents and those seeking a vacation home.

Key Distances from Ficus Residences make it easy for residents to access a variety of important locations. Bang Makham Beach is just a 1-minute drive away, while Bang Por Beach can be reached in 5 minutes. Nathon Town and Nathon Pier are both within a short 5-6 minute drive, offering local shopping and ferry connections. The renowned Four Seasons Resort is only 4 minutes away, and Santi Buri Golf Course is a 15-minute drive for golf enthusiasts. For essential services, Koh Samui Hospital is 15 minutes from the residences, while Greenacre International School can be reached in 25 minutes. Other popular destinations such as Fisherman Village, Chaweng Beach, and Samui International Airport are all within 25 to 30 minutes, ensuring convenience for residents.

Studio Unit Layout
The studio units at Ficus Residences come in two configurations. The lower-level studios offer a total area of 88.86 sqm, which includes 71.94 sqm of indoor space, a 4.62 sqm pool terrace, and a 12.30 sqm private swimming pool. These units feature a combined living and dining area that opens onto the pool terrace, creating an ideal indoor-outdoor flow. The bedroom is positioned adjacent to the living space, with direct access to a modern, well-appointed bathroom. The kitchen is efficiently designed and tucked into the corner, and a small corridor connects these spaces, ensuring privacy and functionality. This layout maximizes the use of space while providing a comfortable and luxurious living experience.

The upper-level studio units, at 86.46 sqm, have a similar layout but feature a spacious balcony instead of a pool terrace, allowing residents to enjoy the sea views and outdoor living space. The living and dining area flows out to the balcony, while the bedroom and bathroom are designed for privacy and comfort, with the kitchen positioned in a practical corner layout.

Grand Deluxe Two-Bedroom Unit Layout
The Grand Deluxe Two-Bedroom unit offers a spacious living area totaling 154.56 sqm, consisting of 117.14 sqm of indoor space and 37.42 sqm of balcony area. The layout features an open-plan living and dining area, with the kitchen seamlessly integrated, providing a generous space for relaxing and entertaining. The master bedroom includes an en-suite bathroom and direct access to the balcony, which extends the living space outdoors. The second bedroom, also with its own en-suite, benefits from a small private garden. Both bedrooms are equipped with ample closet space, and the apartment has an additional bathroom near the entry for guests. The expansive balconies offer sea views, making the most of the natural surroundings while providing outdoor areas for dining or lounging.

Penthouse Unit Layout
The penthouse at Ficus Residences offers expansive living across a total area of 333.85 sqm, with 206.59 sqm of indoor space, 65.19 sqm of balcony area, and 62.07 sqm of garden space. This luxurious unit features a large open-plan living and dining area, adjacent to a modern kitchen that also includes a separate Thai kitchen for added functionality. The living space opens onto a spacious balcony and garden area, providing unobstructed views and outdoor living space. The master bedroom includes an en-suite bathroom, a walk-in closet, and direct access to a private balcony. The second bedroom, also with an en-suite bathroom, offers garden views and access to another balcony. The penthouse is designed to maximize privacy and luxury, with additional features including a guest bathroom near the entrance and ample storage space throughout the unit.

1 & 2-Bed Apartment Listing
Penthouse Listing
Coast Breeze Residences, Koh Samui - Development Overview
Coast Breeze Residences, Koh Samui - Luxury Villas for Sale
 
Fresh on the Koh Samui property market, Coast Breeze Residences is a villa community located on the northwest coast of Koh Samui, just 400 meters from Bang Por Beach. Developed by a proven Samui developer with over a decade of experience, the project offers a selection of 29 freehold villas, designed to integrate with the natural landscape. The villas come in 3–7-bedroom configurations, catering to diverse living needs.
 
The development features 12 garden-view courtyard villas (Type A), each single-level with 3 bedrooms, 3 bathrooms, and two living rooms. These villas have a build area of 287 sqm, with land plot sizes ranging from 342 to 400 sqm. For those seeking panoramic sea views, there are three exclusive Type B villas, which offer expansive rainforest courtyards. These luxury villas span 1,010 sqm of build area, with 5 to 7 bedrooms, 7 bathrooms, and two separate buildings across three levels, set on 900 sqm land plots.
 
In addition to Type B, there are 8 Type C villas offering fine sea views. These villas are spread across three levels, featuring 5 bedrooms, 4 bathrooms, and two living rooms, with a build area of 392 sqm on land plots of approximately 320 sqm. Similarly, 6 Type D villas also provide sea views, with two levels, 4 bedrooms, 5 bathrooms, and a build area of 338 sqm on land plots of approximately 345 sqm.
 
Residents will benefit from a range of amenities, including a clubhouse, central landscaped areas, a children’s play area, paddle tennis court, gym, and on-site café and restaurant. The project is located close to key facilities, with a 10-minute drive to international schools, shopping centers, and hospitals. The serene setting of Bang Por Beach, renowned for its soft sand and clear waters, enhances the appeal of this development. Despite its peaceful atmosphere, the area remains well-connected, with quick access to Maenam, Bo Phut, and Nathon Town.
 
Coast Breeze Residences offers an ideal opportunity for those looking for a tranquil island lifestyle with modern conveniences and a selection of high-quality villas in Koh Samui.
 
The payment schedule follows a phased approach. An initial down payment is required upon signing, followed by payments aligned with the construction progress. Upon completion of the structure work for the basement of the house, 10% of the construction project funds and 30% of the land fund are due. Further payments of 10%, 15%, and 15% are required upon completing key milestones such as the structure work for the swimming pool, the roof, and the wall and floor finishing. The final 5% payment is due upon house completion acceptance, marking the end of the construction process.

Coast Breeze Residences, Koh Samui

Estate fees, which cover security, communal infrastructure etc, are 30 THB per sqm of villa build area per month. So, for example, for the Type A courtyard villas with 287 sqm of build area, the estate fees are 8,610 per month.

The villas are sold with fitted kitchens (including appliances), and bathrooms but without furniture. 

Type A Villa Listing
Type D Villa Listing
Type B Villa Listing
Soho Residence Koh Samui - Development Overview

Soho Residence: Luxury Villas in Koh Samui’s Premier Location
Soho Residence in Plai Laem offers a luxury collection of 11 private pool villas on the beautiful island of Koh Samui. These modern villas, available in 2, 3, and 4-bedroom layouts, have been carefully designed to provide a blend of contemporary style and island living. Ranging in size from 200 to 240 sqm with land plots between 430 and 535 sqm, each villa is tailored to its specific plot, ensuring privacy, natural light, and a seamless connection to the outdoors. The development combines thoughtful design with first-class amenities, making it an exceptional choice for those seeking a tranquil yet luxurious lifestyle.

Each villa comes with a private pool and open-plan living spaces, designed to encourage relaxation and connection to the surrounding nature. The 2-bedroom villas are perfect for smaller families or couples, with spacious living areas that flow onto a terrace and pool. The 3-bedroom villas offer additional space with ensuite bathrooms and well-proportioned bedrooms, while the 4-bedroom villas cater to larger families or those looking for more space and luxury, with expansive living areas and outdoor terraces. There are slight design variations across the villas to ensure that each property makes the best use of its specific plot.

Soho Residence isn’t just about luxurious living spaces; it provides an array of high-end services designed to elevate the lifestyle of its residents. Villa owners and guests become Club Card holders, giving them access to exclusive privileges. One of these is the Club-car service, offering private transfers to the airport and the island’s best beaches, making it easy for residents to explore Koh Samui without any hassle. Additionally, residents are assigned a Guest Manager, who acts as a personal assistant, organizing unforgettable vacations and tailored experiences, ensuring that every aspect of their stay is catered for.

The development includes a stylish clubhouse, where residents can enjoy a variety of social spaces and wellness amenities. The first floor features a reception area, lobby bar, and co-working space, creating a welcoming environment for both relaxation and productivity. On the second floor, a well-equipped gymnasium provides stunning mountain views, offering residents a beautiful backdrop while they focus on their fitness.

In every villa, high-quality materials, modern furniture, and top-of-the-line interior design solutions are used to ensure comfort and luxury. These elements, aligned with the latest trends in construction and design, guarantee the quality and convenience that Soho Residence promises to deliver. Whether it’s the thoughtful layout, precision in design, or quality of finishes, every aspect of the villas enhances the lifestyle experience for owners and their guests.

Soho Residence offers a flexible payment plan that allows buyers to spread their payments over the duration of the construction, which is expected to be completed by January 2026. The payment schedule is structured as follows:

  • 10% reservation fee
  • 20% upon signing the sale and purchase agreement
  • 15% upon completion of the excavation stage
  • 25% upon completion of the monolith and frame stage
  • 25% before the start of the interior finishing stage
  • 5% upon operational commissioning

This structured approach gives buyers the flexibility to manage their finances while being involved at key stages of the development process.

Located just 2 minutes from Plai Laem Beach, Soho Residence is perfectly positioned for easy access to Koh Samui’s most popular spots. The development is only 10 minutes from the airport and close to the nightlife and restaurants in Chaweng, the markets of Fisherman’s Village, and the serene Choeng Mon Beach. Plai Laem is a tranquil area known for its luxury hotels and high-end properties, making it an ideal location for a private and exclusive lifestyle.

With modern villa designs, high-end amenities, and an unbeatable location, Soho Residence offers the perfect blend of luxury, comfort, and convenience in Koh Samui’s most exclusive area.
Soho Residences, Koh Samui

View Listing: Soho Residence Koh Samui

Koh Samui Property Market - Proposed New Foreign Ownership Laws

Proposed New Thai Property Laws: What They Mean for Foreign Investment in Koh Samui?

The Thai government has announced significant changes to property laws, aiming to make it easier for foreigners to invest in the country’s real estate market. These amendments, if passed, could greatly benefit popular resort destinations such as Koh Samui. This article examines the key aspects of the proposals, the current legal framework, and their potential impact on Koh Samui's property market.

Current Legal Framework for Foreign Property Ownership

Foreigners currently face several restrictions when buying property in Thailand. Thai law prohibits foreigners from directly owning land. However, they can lease land for a maximum of 30 years, with possible renewals. The ownership of buildings on leased land is permitted, allowing foreigners to own houses or villas, but the land itself must be leased. This limitation often results in complex arrangements, such as setting up Thai companies to hold land, which comes with legal uncertainties.

Foreigners can own up to 49% of the total floor space in freehold condominium developments. Once this quota is reached, additional units can only be leased or owned through a Thai company controlled by the foreign investor. The distinction between freehold condominiums and apartments is crucial; only the former allows direct foreign ownership of the unit itself.

Key Proposals to Amend Property Laws

The Thai government is considering two major changes:

  1. Extending Residential Lease Periods: This proposal aims to extend the maximum lease period for residential properties from 30 years to 99 years, providing long-term stability for foreign investors.
  2. Increasing Foreign Condo Ownership Quota: The proposal seeks to raise the foreign ownership quota in freehold condominium developments from 49% to 75%, allowing more foreign investment in the property market.

Impact on Koh Samui's Property Market

Koh Samui, known for its luxury villas and resort properties, stands to benefit significantly from these changes. The extension of lease periods to 99 years would provide greater security and attract more long-term foreign investment. This is particularly important in Koh Samui, where the market for villas and houses currently depends on short-term leases or complicated company structures.

Increasing the foreign ownership quota in condominiums to 75% would also make Koh Samui more attractive to international buyers, enhancing its appeal as a prime real estate investment destination.

Economic and Market Implications

Increased Foreign Investment: The proposed changes are expected to boost foreign investment in Thai real estate. By offering longer lease terms and higher ownership quotas, Thailand can attract more international investors, particularly in resort areas like Koh Samui.

Economic Growth and Job Creation: Increased foreign investment could stimulate economic growth and create jobs, especially in the real estate and construction sectors. This growth could have a positive ripple effect on related industries such as hospitality, retail, and transportation.

Development of Infrastructure: With more foreign investment, infrastructure projects could see accelerated development, benefiting both foreign investors and local residents through improved transportation, utilities, and public amenities.

Rising Property Values: The proposed extensions of lease periods and higher ownership quotas could lead to increased property values. Foreign investors are likely to pay a premium for long-term security, which would drive up the prices of land and properties in strategic areas like Koh Samui.

Detailed Proposals and Timeline

Extending Lease Periods: On June 18, 2024, the Ministry of Interior was tasked with studying the feasibility of extending lease periods from 30 to 99 years by amending the Rights over Leasehold Asset Act. This change is aimed at providing greater security for foreign investors.

Increasing Foreign Condo Ownership Quota: On June 21, 2024, Deputy Prime Minister Phumtham Wechayachai confirmed the proposal to raise the foreign ownership quota in condominiums to 75%. This aims to stimulate the real estate market, especially in areas popular with foreigners. To balance local interests, conditions such as forfeiting voting rights in condominium management if foreign ownership exceeds 49% might be implemented.

Likelihood of Implementation

There has been significant attention on the need for legal changes to permit controlled foreign ownership of land in Thailand. Recent government crackdowns on illegal land acquisition practices highlight the necessity for a legitimate solution. Consequently, the likelihood of these proposed changes being enacted has increased.

Investor Sentiment and Pent-up Demand

The recent enforcement of laws against using Thai companies for landholding has made investors cautious. This has resulted in pent-up demand for land and villas in Koh Samui, with investors waiting for clearer legal frameworks before committing to purchases.

 

looking Forward 

The proposed changes to Thailand’s property laws represent a significant shift towards making the country more accessible to foreign investors. These amendments, while not yet enacted, could present new and exciting opportunities for those looking to invest in Koh Samui property, fostering economic growth and enhancing the island’s appeal as a prime real estate market. As the legal landscape evolves, Koh Samui could become an even more attractive destination for international property buyers. The extension of lease periods to 99 years would offer unprecedented long-term security, making it easier for investors to plan and commit to large-scale projects. Increased foreign ownership quotas in condominiums could lead to a surge in development, driving up property values and stimulating the local economy.

However, it’s important to note that these changes are still proposals and may or may not happen. Potential investors should watch this space and monitor the market to see if these proposals are implemented. There is some considered consensus that the Thai government’s recent crackdown on foreigners using companies with nominees to own freehold properties underscores the need for a more workable solution. This concerted effort suggests that the government recognizes the necessity of providing a legitimate and stable investment environment. Therefore, while awaiting these potential legal changes, investors should stay informed and be prepared to seize new opportunities as they arise. The anticipated economic boost and job creation will contribute to the overall prosperity of Koh Samui, making it a win-win situation for all stakeholders involved if these proposals come to fruition

Phuket Property Market Update � Update 1st Quarter 2024

Phuket Property – First Quarter 2024

The first quarter of 2024 has seen a significant boost in Phuket’s property market with the launch of 25 new projects, introducing 4,000 units valued at 54 billion baht, averaging 13 million baht per unit. The majority of these developments, worth 45 billion baht, are vacation condominiums in the Thalang District (source: Sopon Pornchokchai, Thai Real Estate Research and Valuation Centre, reported by Star Media).

Over the past year, Phuket’s real estate market has been robust, with 10,000 units sold, generating 90 billion baht. Vacation condominiums and villas have strong sales, while properties aimed at Thai residents have seen slower movement. As of Q1 2024, there are around 500 real estate projects on the market, comprising 72,000 units with a total value of 460 billion baht. About 62,000 units have been sold, leaving 10,000 units available for purchase, highlighting strong demand for villas and vacation properties, especially in the Thalang District.

Market Trends and Buyer Preferences

The Phuket property market is seeing increased competition between off-plan property sales and the secondary marketplace. According to C9 Hotelworks, from January through April 2024, resales accounted for 68% of transactions, showing a substantial shift in buyer preference compared to the previous year when primary and secondary sales were evenly balanced. Single-family home resales now make up 70% of transactions.

While condominium sales remain robust, transaction values have decreased by nearly a third, with entry-level units and midscale developments in high demand. Single-family home transactions in the secondary market are surging, though at lower sales values due to lower-priced resales. This dynamic is expected to pressure developers to compete with resales.

International and Domestic Market Dynamics

The top international markets for Phuket condominiums in early 2024 are Russia, the UK, the US, France, Australia, and Italy. Single-detached homes are primarily bought by buyers from the US, UK, Russia, Australia, Italy, the Netherlands, France, and other Eastern European countries, with India emerging as a growth market. The Thai segment has also posted gains across all property classes this year.

Developers are concerned about a potential slowdown in demand from Russian buyers as Phuket moves out of the peak winter holiday period. Additionally, strict enforcement of laws prohibiting the use of nominees within Thai companies by foreign investors to own freehold villas has caused a shift towards leasehold villas and freehold condominiums.

Investment Opportunities

With many new properties expected to be completed throughout the year, mostly at premium price points, there is an increasing gap between the values of new developments and older properties. This is anticipated to create upward pressure on the pricing of new developments and foster a more competitive market driven by the expanding secondary sales landscape.

For those looking to invest in Phuket’s property market, now is an ideal time to explore opportunities, particularly in villas and vacation properties. The market dynamics suggest strong potential for appreciation, especially in prime locations like the Thalang District. Whether interested in a vacation condominium or a single-detached home, the diverse range of options and favourable market conditions make Phuket an attractive destination for real estate investment.

Read Full Article - Phuket Property Market

Phuket Property Market

Phuket's Property Market: A Concise Overview

Phuket's Rising Popularity Over the past few decades, Phuket has evolved from a hidden gem to a top vacation destination, known as the Jewel of the Andaman Sea. This growth has spurred improvements in infrastructure and an influx of new attractions, drawing more tourists and real estate buyers. Many foreign nationals are now making Phuket their permanent home, especially attracted to the villa market developed to meet this rising demand.

Current Market Trends The property market in Phuket is booming, with rapid development particularly inland where land is cheaper. This has made modern luxury villas with private pools more affordable, attracting buyers with smaller budgets. Since the onset of Covid-19 in 2020, there's been a notable trend towards purchasing homes rather than just vacation properties.

Diverse Property Options Phuket offers a wide range of properties, from affordable apartments to high-end villas and condominiums. As of March 2023, the average price for condominiums and villas were approximately 14M THB and 18M THB, respectively. The most exclusive properties, often priced in USD, can exceed 20M USD, especially in areas like Kamala Beach, known as Millionaire’s Mile.

Market Dynamics Phuket’s property market thrives on international demand, closely tied to its tourism sector. Post-pandemic, there has been a surge in property activities, particularly in the northern Cherng Talay area, due to the reopening of borders and increasing Russian investment following the Ukraine conflict. New projects are emerging rapidly, offering a variety of options near top international schools.

Impact of Global Events Global events have significantly influenced Phuket’s property market. The Covid-19 pandemic initially slowed down sales, but the subsequent release of pent-up demand led to record-breaking villa and condominium sales in 2023. Initiatives like the Sandbox program boosted demand by allowing tourists to visit without quarantine. Russian and Chinese investors have been particularly active, driving up villa and condominium sales.

Sustainability Concerns Rapid development, especially in Cherng Talay, has raised sustainability concerns, including rising land prices, potential traffic congestion, and water scarcity. Efforts are being made to secure long-term water solutions for the island.

Digital Nomads and Rising Prices Phuket is becoming a hub for affluent digital nomads, attracted by its climate, infrastructure, and amenities. This has positively impacted the property market, driving demand for homes that double as workspaces. Property prices in Phuket have surged, reflecting increased land costs and a tight supply amidst strong demand. The luxury villa segment, in particular, has seen substantial price increases.

Luxury Market Shift There’s a growing shift towards mid to high-end properties, with increased demand for luxury villas. Developers are expanding into previously unsuitable terrains, making luxury living options more available.

Phuket’s property market continues to thrive, driven by strong international demand and favorable investment conditions. Despite global challenges, it remains a lucrative area for property investment and development.

Phuket Villas for Sale

Cruise Ship Terminal Promised For Koh Samui
During his visit to Koh Samui on April 7th, Prime Minister Srettha Thavisin announced that the Cabinet would approve a 12.172 billion baht cruise terminal project at Laem Hin Khom cape by the end of the year. Planned under a public-private partnership, the terminal is set to be constructed between 2027 and 2029, spanning 47 rai and expected to accommodate 120 cruise ships annually. This influx is anticipated to bring about 180,000 tourists to the island, with each spending an estimated 5,000 baht. The successful bidder will operate the terminal for 30 years, from 2029 to 2059. Additionally, Srettha discussed plans for a nearby marina for yachts and sailboats and a sea airport to facilitate travel between nearby islands. He assured residents that the terminal would significantly boost tourism and described the project as a "New Year present" and a key performance indicator for the Marine Department. His visit also included a stop at a local durian orchard, underscoring the island's diverse attractions...Read More
Direct Flights from Hong Kong to Samui to Resume 1st July 2023
After a gap of around 3 years, it has just been announced by Bangkok Airways that they will restart their direct flights from Hong Kong to Koh Samui from 1st July 2023. Flights will be three times per week, Tuesdays, Thursdays and Saturdays - more than the twice-weekly pre pandemic schedule.
 
With a flight time of only 3 hours, this year-round resumed connection from this key Asian financial centre, introduced in time for summer holidays, will bring a significant boost to the local economy and already buoyant Koh Samui property market...Read More
Koh Samui Property Market - Post COVID Recovery

A very significant proportion of Thailand’s GDP is accounted for by tourism (12% pre-pandemic) which is also a key driver of the country’s real estate market. On the back of the reopening of Chinese borders in March this year, tourist numbers have continued to rise dramatically from 11.5M in 2022, and projections for 2023 indicate visitors will reach 30 million (source BANGKOK, Feb 7 (Reuters), approximately 75% of pre-pandemic numbers.
 
The principal factor being foreign investment enabled by tourism, the Thai property markets’ recovery since COVID has been particularly strong in resort destinations such as Koh Samui and Phuket. 200,000 tourists visited Samui during January this year and a majority of the mid to luxury end holiday rental villas were booked back-to-back over the last high season (between December 22 and January 23). A key indicator for the now buyout property sales market for the island, as of 19th April 2023, the year-on-year change for the global search volume in Google for the key phrase “koh samui property for sale” was + 19% (source Google Ads API April 2023).
 
Other key influences fuelling the continued recovery of the Koh Samui property market include the notable increase in Russian investors looking to move their money into safe havens due to the nervousness about their economy fuelled by war anxiety and the Thai governments’ luring of foreign investors via new longer-term visa programmes (see https://ltr.boi.go.th/) for high net worth visitors and professionals deemed to be able add value to Thailand.

Best Koh Samui Locations to Buy Property
Regarding best locations in Koh Samui, there is no right answer of course as this depends on such factors as personal preference, reasons for purchase etc. That being said, the north-east of the island is where a majority of property development has occurred and where most people, but not all, seek to buy property. Within the north-east, Choeng Mon, Plai Laem (this includes Tong Sai Bay, Tongson Bay), Chaweng Noi and Bo Phut are the generally the most sough-after areas. Choeng Mon & Plai Laem are close to the tourist centre of Chaweng, the airport and Fisherman’s Village at Bo Phut, which has a good range of high-quality restaurants. Cheong Mon itself also has an excellent long sandy beach but is quieter than Chaweng Beach, the main tourist hub. Tong Sai/TongSon Bay also have their own smaller and more private beaches and bays.  Choeng Mon and Plai Laem have a lot of high-end hotels, such as Six Senses and Melati, adding to their gentrification. There is virtually no residential property for sale on or next to Chaweng Beach as all this land was long ago taken by hotels. However, beyond the ring road in Chaweng Hillside, there is a range of medium price property with views over Chaweng Lake. Chaweng Noi, just 5 mins south of Chaweng towards Lamai, has a good selection of medium and high-end sea view villas for sale.
 
Other than the north-east, there are some high-spec properties to be found on the north coast with good beachfront at Maenam stretching to the north-west coast at Bang Por/Ban Tai – these are more peaceful beaches than Maenam but still great sand. For high-end beachfront villas, the west coast around Lipa Noi is also popular due to the good quality of the beach and the sunsets. After Chaweng, the second most popular tourist town is Lamai on the south-east coast. Laem Set and Hua Thanon (both near Lamai) have a few properties for sale.
 
Koh Samui Property Market - Travel Restrictions - Samui Plus Scheme
Samui Plus Scheme
On 1st October, under the latest Samui Plus Scheme, Koh Samui opened for fully vaccinated tourists with no requirement for quarantine and no sealed route restrictions within Koh Samui. Fully vaccinated tourists are accepted flying in to Samui from Bangkok’s Suvarnabhumi Airport, other approved domestic locations or from direct overseas flights. They need to book a total of 7-nights stay at any hotel with the SHA Plus standard on Koh Samui, Ko Phangan or Koh Tao and stay. The first night must night’s stay must be on Samui and while they wait for their RT-PCR test result. Following a negative test result, they can roam freely around Koh Samui or the other 2 islands. Read More: https://www.real-samui-properties.com/eshop/files/files/Samui-Plus-051021.pdf
 
What is a SHA+ Hotel?
SHA is a certificate given by the Tourism Authority of Thailand (TAT) to hotels and services that meet pandemic-level safety and health standards. ... Being a SHA+ hotel means more than 70 percent of the staff is fully vaccinated and that no unvaccinated staffers are allowed to have close contact with guests. Read More: https://www.timeout.com/bangkok/travel/sha-and-sha-plus-hotels
 
*Note, from 1st November, Thai authorities have said that Thailand will in general waive is mandatory quarantine requirement in Bangkok and nine other regions for fully vaccinated tourists.
Koh Samui Travel Restrictions - Property Market
Koh Samui Travel Restrictions
On 15th July Koh Samui reopened to under the 'Samui Sealed Route' model with no need to quarantine for fully vaccinated tourists. This scheme allows those who are fully vaccinated to enter Koh Samui without going through a 14-day quarantine. Instead, after 3 days a hotel or resort on the island, travellers will be able to go to specified destinations with a tour guide. After a week, travellers will be allowed to travel to the neighbouring islands of Koh Phangan and Koh Tao. And after 14 days, travellers can travel throughout Thailand. 
 
As another firm indication of the country's steady easing of travel restrictions, as approved today by the Thai government’s Center for Economic Situation Administration, from 1st August Phuket sandbox travellers are expected to be able to island-hop to Samui after just 7 days. Find out more.
XV Samui Villas - Development Overview

The Location

XV Samui villas is just a 10 minute walk to the white sandy beaches of Chaweng…

Renowned for its pristine white sands and scintillating nightlife, Chaweng Beach is the largest among the beaches of the idyllic island, Koh Samui. Lying on its eastern coast, Chaweng is a coconut palm-lined beach stretching 7 km. Walk and explore the two small islands near the coral reef at low tide. Or take a trip to the neighboring island of Ko Tao and the Angthong National Marine Park. Spa, water activities, shopping, eating, drinking… fun never ends at Chaweng Beach. Split into four segments, the beach has something to offer to all kinds of tourists. While the Central Chaweng is crowded and favored by party enthusiasts, the South Chaweng is quieter and ideal for privacy overs.


The Developer

XV Samui Villas is the latest offering from this experienced developer born in the UK and with many high-quality Koh Samui villa projects to his name. The most recently completed project being the Ocean-180 10-villa development in Bo Phut hillside and before that Palm Villas at Chaweng Noi.


The Villas

15 luxury villas in 3 types (A, B, and C) of varied sizes and plans, XV Samui Villas are laid out in three rows. The front row of villas offers garden views, while the middle and upper rows provide a panoramic view of the ocean. The 3-bedroom villas combine modern design with an open plan layout for an exhilarating experience. Infinity pool, sleek interiors, premium fittings – the fully-managed villas are ideal as a holiday home or as a hassle-free investment with great rental potential.

XV Samui Villas Type A – Sea view
XV Samui Villas Type A

XV Samui Villas Type B – Sea view
XV Samui Villas Type B

XV Samui Villas Type C – Hillside view
XV Samui Villas Type C


Estate Fees

The communal fees at XV Samui Villas are set to cover costs at very reasonable rates. Communal charges are 7,800 THB per month cover maintenance of all common areas, your garden and pool maintenance plus refuse collection. Water is 25 THB per cubic meter & electric is 6 baht per unit.


Why Choose XV Samui Villas?

  • Sea view but walking distance to Chaweng Beach
  • Unobstructed ocean views
  • Well proven developer
  • In-demand contemporary design
  • Over 20% projected capital gain
  • Excellent rental potential

     

E-brochure

XV Samui Villas E-brochure


Video

XV Samui Villas


 
Tan Rua Residence - Sea View Pool Villas - Maenam, Koh Samui
Construction Progress - Tan Rua Residence - Sea View Pool Villas - Maenam, Koh Samui

Projected completion timeframe for the project is 3rd quarter 2022.  As of mid April 2021,  Villa A1 is very near completion and construction is well underway on Villa A2.

Plot A1 - 130421
Terrazzo and stonewash.

Plot A1 - 030421
Finish bathrooms and patio doors.

Plot A1 - 290321
Granite rock wall cladding.

Plot A1 - 250321
Install patio doors.

Plot A1 - 220321
Closing gypsum ceilings, painting undercoat, pool tiling.

Plot A1 - 170321
Pool tiling, aluminium C-Line framework for gypsum ceiling.

Plot A1 - 130321
Fit aluminium window frames. Bathroom tiling.

Plot A1 - 080321
Fill the pool with water to test for leaks in preparation for tiling (start this week), lanko skim coat walls in preparation for finishing/aluminum doors and windows (install this week), tile bathrooms.

Plot A1 - 04/03/21
Aircon provision pipes, internal tiling/pool tiles, Traverine stone for pool terrace, aluminum door and window final survey/measure, glass balustrade recessed track, start roof instalation

Plot A1 - 25/02/21 - Rendering, aircon provision, measuring window & door instalation

Plot A1 - 12/02/21 - Rendering in process

Plot A1 - 10/02/21 - Start rendering of walls. Electrical provison/plumbing in place.

Plot A1 - 01/02/21 - Block work, MEP, corner bead & render

Plot A1 - 23/0/21 - Pouring concrete slab roof and curb
Ban Rak, Koh Samui – Overview & Properties
Discover the hidden gem on Koh Samui’s north-east coast...
 
The north-east region of Koh Samui has it all - Samui International Airport, the beautiful, buzzing tourist hub of Chaweng and the restaurants and the nightlife at Fisherman’s Village and the Wharf. It also has a tranquil, tropical hideaway called Ban Rak which until recently has been a haunt for locals and backpackers. Lately, more tourists and expats have been discovering the area and there is just enough going on to make Ban Rak a brilliant choice for a holiday villa.
 
As well as being centrally located and a mere five-minute run from the airport, Ban Rak has a gorgeous white sandy beach. At around 4 km long, you are always guaranteed a quiet place in the sun. At each end of the beach the sea tends to be shallow and there are rocks and coral to navigate, but if you venture to the middle there is plenty of deeper sparkly blue waters for swimming.
 
Ban Rak is a great place to catch a boat or hire jet skis or speed boats. Old wooden piers jut out to sea and there are regular ferries or boats to the island of Koh Phangan or to Ang Thong Marine Park. Koh Phangan is the home of the infamous Full Moon Party - which is basically an all-night beach party beloved of travelers and backpackers. Sometimes the number of guests can hit the thousands but don’t worry if that’s not your scene: that sort of thing doesn’t happen in Ban Rak!
 
The nightlife in Ban Rak isn’t especially hip, but there is a good selection of bars and restaurants catering to all tastes. Along the main road there are a few English pubs including the Elephant and Castle and Brahms and Liszt. Meanwhile, down by the beach there are some great music bars with special music nights catering for lovers of anything from Northern Soul to 1970s and 1980s tunes. And, if that all sounds a bit much then you can also relax in one of the many spas in the local resorts. Don’t forget to try Ban Sabai Spa which is rated one of the best spas on the island and offers outstanding Thai massages and aromatherapy in a sumptuous setting.
 
In Koh Samui you are spoilt for choice for places to enjoy glorious sunsets. However, Ban Rak is genuinely one of the best places on the island for seeing the sun go down over the ocean - the view to the island of Koh Phangan makes it even more magical. There are lots of restaurants and sunset bars dotted along the beach to enjoy these breathtaking golden hours - the only problem you may have is choosing which one!
 
Ban Rak is relatively small, but it is right next door to the largest tourist attraction on the island, the Big Buddha temple (Wat Phra Yai). The impressive giant golden buddha is difficult to miss (you sometimes get a glimpse from the plane as you land on the island) but it’s worth checking out up close and having a wander around the peaceful temple which just happens to give you a great vantage point over the bay too.
 
In recent years Ban Rak has developed along the beach and there is a good selection of high- end resorts, restaurants and residential property. It doesn’t pretend to be Chaweng or any of the major tourist towns on the island, but it doesn’t need to - it has a charm all of its own.
Fisherman’s Village – Chic and Happening
Whether you’ve spent the day wafting in the sunshine on Bo Phut beach or been lolling around your pool in Chaweng, the chances are you’re going to start thinking about mouth-watering food. Luckily, you’re near to one of the most hip and happening places on the island.  Fisherman’s Village at Bo Phut is packed with excellent restaurants and cool cafes, chic bars and stylish boutiques. A highlight of many holidays, this charming part of town keeps calling you back for more food and shopping!
 
Ideally located to the north-east of the island, Fisherman’s Village, as its name implies, was once a fishing community. Nowadays, the fishermen have gone but the quaint narrow streets with wooden buildings still remain. The beach, with its golden sand and aquamarine waters, is as beautiful as ever and the perfect setting for golden sunsets…
 
At Fisherman’s Village there are plenty of clubs, bars, cafes and restaurants on the beach where you can watch the sun go down. This place really does have somewhere for everyone - whether that’s a lively bar with DJs, an elegant boutique hotel with an expensive menu, a pristine beach club with a pool, a buzzing cocktail bar or just a peaceful cafe directly on the sand, perfect for chilling.
 
Every night is special in this part of the world but Friday is the big one! People come from all over the island to visit the Walking Street Market. All 860 metres of the pedestrianised street is filled with stores or vendors offering all kinds of great food - local Thai cuisine like Pad Thai and banana pancakes, European fast-food, even Indian fayre. You’re almost guaranteed to find things you’ve never tried before - anyone for quail eggs on a stick or crocodile meat? 
 
Once you’ve filled up, there are lot of stalls to investigate. The people here love to haggle and you should be able to walk away with a bargain - whether that’s a t-shirt, pair of sunglasses, sandals, hippy chic dresses, jewelry or electrical goods. And, if you can’t find what you want on the street then Fisherman Village has some gorgeous boutique shops with more exquisite and expensive finds.
 
Friday night is also buzzing with street entertainers. Fire-eaters, traditional Thai dancers, beatboxers or street artists are all out to grab your attention and a few baht! It’s best to head to here early if you want to avoid the big crowds but if you really do want to escape the pack there are markets on Monday and Wednesday night too and there is a small traditional Thai market each night called the Elephant Walk Koh Samui.
 
The Wharf Samui is a new shopping mall opened in 2014. At the western end of Fisherman’s Village, it is next to the beach and is an open-air shopping mall filled with more local shops offering the kinds of wares you’ll never find on the high street. The mall has the same design as the quaint old streets of the Fisherman’s Village and has some fantastic restaurants to try as well as a children’s play area and diving school.
 
Fisherman’s Village remains one of visitor’s favourite places on Koh Samui. It’s good to know that it’s just a fifteen-minute drive from Samui Airport to this beloved part of the island - so what’s to stop you starting and finishing your holiday in this top spot?
Lamai, Koh Samui – Overview and Property Feature
Lamai Beach, serene and tranquil, is located on the south-east coast of Koh Samui. Lamai has long been known a Koh Samui’s second largest tourist hub, behind Chaweng. Lamai Town has a unique atmosphere, largely due to its interesting geography. With the island’s striking mountains pressing close to the ocean, it leaves only a small area of flat land. As a result, the locals generally reside close to the beach. With a largely Buddhist community and a grand monastery, there is also a Muslim community co-habiting in harmony. Visitors to Lamai will feel close to the locals and their culture. Whereas, the local community at Chaweng sits back from the visitors its beach attracts.
 
The impressive mountain, studded with grand granite boulders, provides onlookers with a breathtaking backdrop from all angles. The mountain is bestrewn with coconut groves, carpeting the mountain from the summit right down to the beach; completing the landscape with perfect finishing touches.
 
Of course, tourism has changed Lamai rather dramatically. The small wooden bungalows, concealed within the vast groves of palm trees are no longer, replaced by modern resorts. The charming wooden row houses, that formerly served as Lamai’s commercial centre, are a distant memory as Koh Samui has developed into a world-renowned luxury resort destination. This has attracted a large number of more upmarket tourists who are very happy to discover modern conveniences close to their hotel, including shopping, restaurants and bars. But despite the drastic modernisation of Lamai over the decades, the beach remains a tropical paradise.
 
The south of Lamai has the longest stretch of sand, reaching two kilometres. The beach is broad and deep for the entirety of the two kilometres. The crystal blue waters quickly become considerably deep, ideal for swimmers and water sports. South Lamai is one of the very few beaches on Samui unimpeded by a reef, making it perfect for swimming. There are also captivating granite rock formations to the far south of the beach, providing delightful rock pools, ideal for kids.
 
The northern stretch of Lamai beach is significantly quieter than the south having only a few restaurants and no tourist village, creating a far more peaceful atmosphere. The shore on the north has a much narrower stretch of sand and shallower waters, than the south. But this is compensated by the abundance of foliage along the beach, bestowing shade  and making the setting perfect for lazy daytime relaxation and an area of sheer beauty.
 
Being only twenty minutes from the airport and ten minutes from Chaweng, with plenty of nightlife, restaurants and a great beach, Lamai is an ideal destination for tourists, investors and those looking to retire in paradise.
Bang Por, Koh Samui - Overview and Featured Properties
FREEDOM FROM THE CROWDS AT BEAUTIFUL BANG POR …
 
If it’s beauty, peace and an unspoiled tropical shoreline that you’re after, then Bang Por, on the less developed north-west coast of Koh Samui, is for you. And fortunately, it isn’t peace that comes at the price of losing good facilities and transport connections - Bang Por is just five minutes to main tourist beaches like Maenam and Bo Phut. And, Nathon Town with its banks, shops, restaurants and ferry port is just a ten-minute drive away.
 
The long, soft and sandy palm-fringed beach of Bang Por is the perfect honeymoon beach. Quiet, with warm, clear turquoise waters, you’ll be able to swim and savor this tropical paradise away from the crowds. You won’t find many watersports here, but you will discover nature at its best. Other than the noise of the crashing waves, birds singing and local dogs dancing in the sea you’re pretty much guaranteed tranquility. The waters can be pretty shallow but you can walk out further to get some decent swimming in. It’s good for families too; children love the warm clear sea and parents can relax because there are rarely big waves.
 
Eating out isn’t compromised either. The Four Seasons Resort and the Mimosa are top quality complexes, offering fantastic dining. Meanwhile, there are also some fine local beach cafes and restaurants to try. Look out for the seafood restaurants dotted along the beach serving up divine local fresh fish served in the simple Thai way, flavoured with lemongrass. The Reggae Beach Bar has a truly relaxed vibe and if you’re a dog lover then you’re in for a treat because a few of the local hounds love nothing better than going for a swim with you! 
 
Bang Por isn’t a night-time place but you can enjoy spectacular sunsets before the peaceful evening sets in. Many of our properties are sunset facing to the ocean and from many of the bars you’ll be rewarded with views out to Koh Phangan and Angthong National Marine Park. All in all, this peaceful part of the island remains unspoiled but you will feel utterly spoilt by its upmarket feel.
Samui Airport – Air Links and Property Markets
…Air miles with a smile
 
Air links to Koh Samui have improved drastically since Samui International Airport first opened in 1989 to the point where Koh Samui has become Thailand’s second international flight hub. The link between good air connections and a developing real estate market is long established. With stunning beaches, awe-inspiring views, fine cuisine, vibrant island nightlife and a vast array of quality properties to suit all tastes backed up by excellent international and domestic air links, it’s not surprising that Koh Samui real estate market is attracting a steady stream of investors from all over the world.
 
But how often do you hear an airport called charming and lovely? Well, Samui International Airport is both of those things, but it’s also fabulously placed for anyone visiting Koh Samui or buying a property on this lush tropical island. Situated in the northern part of Koh Samui, it is just a few kilometres from Bophut and Chaweng and a mere 6 kilometres from Maenam Beach. Koh Samui is small, with a ring road around the whole island of just 51 km, so wherever you stay on this beautiful island, you’re never too far from the airport!
 
It’s always a joy to land at Samui International Airport. After descending through the clouds and catching sight of the turquoise ocean, the white sandy beaches and the vibrant green vegetation, the holiday mood is already set. And, that’s before getting off the plane and feeling that rush of hot tropical heat and hopping aboard one of the airport’s buggies which takes you to the arrival’s hall. However, it’s once you enter the airport itself that you realise that you’ve arrived at somewhere completely out of the ordinary. Samui’s little airport has the individual appeal that that you’d expect to find at a boutique hotel – from the traditionally thatched roofs and the open-sided passenger lounges with comfy chairs to the pretty gardens with water features and ponds and the squeaky-clean loos with aquariums! Then there’s the complimentary refreshments and the friendly, helpful staff who extend a typical warm Thai welcome. Visitors sing the praises of this unusual little airport and it’s little wonder why...
 
Consistently rated as one of the most relaxed airports in the world, Samui International first opened its doors for business in 1989. Built by Bangkok Airways, it has domestic and international terminals serving Bangkok Airways, Orient Thai Airlines. Lucky Air, Firefly, Berjaya Air, SilkAir and Tibet Airlines. This September, Thai Airlines ended its twice-daily flights to Koh Samui, but Bangkok Airways still operates an impressive 128 flights to the island each week. The first flight of the day currently leaves at 6.00 am from Bangkok and the last at 8.50pm in the evening. Flight times are around one hour, ten minutes and though it’s a short flight the crew still manage to serve up a meal.
 
At present, a handful of international flights operate to China and Singapore. British Airways has great value flights to Koh Samui via Bangkok, Kuala Lumpur or Singapore. Flight times from London Heathrow to Koh Samui are around 14 hours and 45 minutes, including the flight from Bangkok to Koh Samui on the partner airline Bangkok Airways. It’s worth checking major airlines such as Singapore, Qatar, Qantas and Emirates, KLM and Bangkok Air for deals too.
 
Expect more international flights in the future with plans for routes to Dubai, Shanghai, Bali and Kuala Lumpur in the pipeline. Bangkok Airlines has not confirmed dates for these new routes but with growing demand from tourists to the island this exciting new development shouldn’t be far off. In the meantime, you’ll always find a comfy seat and a free cup of tea in possibly the most chilled and cheerful airport the world!
 
For Information about transfers to and from the airport and car hire: https://www.samuiairportonline.com/transportation/
 
Plai Laem, North-East Koh Samui – Overview & Featured Properties
Many people choose the island of Koh Samui because, whilst having good air connections, an excellent range of resorts, stunning beaches, plus a great choice of restaurants and nightlife, it’s quieter than other major tourist destinations in Thailand. Likewise, some visitors to Samui are heading to Plai Laem in the north east because it has a tranquility and exclusivity plus convenience you just don’t get on other parts of the island.
 
It may be quiet, but Plai Laem is beautifully placed for an easy and relaxing holiday. First off, it’s just 10 minutes to the airport – after making that dramatic landing over the beach it’s good to know you’re so close to home, a shower and an ice-cold drink beside the pool. It’s 5 to 10 minutes to the nightlife and beaches at Chaweng or the street market and marvelous restaurants at Fisherman’s Village. And let’s not forget, you’re also just minutes from gorgeous Choeng Mon.
 
And, if hopping in a taxi or strolling up the beach sounds just too much hassle then you have arguably one of the best beaches in Samui right on your doorstep – check out some of our properties, the soft, white sands of Plai Laem are so close and relatively quiet that you may just feel you’ve landed on your own private beach.
 
Back to that beach; the waters at Plai Laem are extra calm thanks to the offshore coral. The sea here feels even warmer than neighbouring beaches and it’s excellent for paddling, swimming and snorkeling. And, if your idea of heaven is a place without jet skis and motorboats then this is the place. The white, soft sand of Plai Laem are about 2 km long so there is plenty of room to wander along and find your own perfect place to sunbathe, swim, read and relax. If you feel like exploring, the tiny island Koh Som is just opposite and around 700 metres away – some people are up for the swim but getting there by boat or kayak is best.
 
It feels quiet in this secluded nook of the island but there are a handful of shops selling the basics. Exclusive holiday resorts like the Six Senses Hideaway offer fabulous local cuisine, pamper spas and yoga packages. The Ritz Carlton recently opened its doors and visitors are raving about its five-star facilities and sublime jungle/sea setting. Wherever you land up at the end of the day, you’ll get a beautiful sunset over the ocean.
  
Another draw to this quiet corner of the island is Wat Plai Laem temple – many would say that if you visit just one temple on Samui then make this the one. This Buddhist temple was completed in the early 2000s, but the combination of traditional Thai and Chinese temple design give it a timeless air. This is an active temple with residence monks and a school, so visitors are expected to be respectful and cover up. The mood is mellow; there is just a small coffee shop and visitors can buy food to feed the greedy catfish that live in the ponds around the ordination hall.
 
At Plai Laem expect days of utter peace and tranquillity. Yet, if it’s nightlife and fine dining or other amazing beaches to explore that you want too then all that and much more is just ten minutes away – who said you couldn’t have your coconut cassava cake (a Thai speciality) and eat it?
Bo Phut – Location Overview
Laid-back, lovely with loads of possibilities for investment...
 
Do you dream of spending blissful times in a tropical paradise with warm turquoise waters, soft white sands and lazy palm trees dappling the beach with shade? At Bo Phut you can live this dream but its location, to the north east of the island, means you’re guaranteed excellent restaurants, nightlife, essential amenities and Samui International Airport is just ten minutes away. The area has a superb selection of properties for sale which would make a perfect retreat for you and your family or a sound investment with fantastic rental returns.
 
Stay with that dream; imagine yourself lolling on a sunbed looking over the ocean towards the mountains of Koh Pha Ngan. Children are playing in the safe, warm waters and everything feels perfectly relaxed because there is over 3 kilometres of beach from which to choose, so it never feels overcrowded. After a swim, you head to one of the many beachside restaurants serving up tantalising Thai dishes and fresh chilled coconut water. There is somewhere new to try each and every day of your stay with some of the larger resorts offering five-star catering, perfect for romantic meals, as well as spas and yoga. Some people liken this area to the Mediterranean but not even the Med has such warm, turquoise waters or that famous Thai hospitality.
 
At Bo Phut, you are spoiled some more, in the middle section of the beach sits the old town, known as Fisherman’s Village. There are plenty of trendy restaurants, drinkeries and small hotels – many of which look out to sea – where families and couples can relax and soak up the atmosphere. Amongst the old-fashioned wooden Chinese buildings there are some fabulous boutiques selling unique jewelry and clothes. If you’re after bargains, then each Friday the area comes alive with the Fisherman’s Village Walking Street event, possibly the biggest regular market on the island. Market stalls selling everything from t-shirts, sunglasses to electrical items – don’t forget to bargain! – flood the streets.  Performers, traditional Thai dancers, pop-up, street-food vendors and small cocktail bars give the night that extra buzz.
 
Friday is the big night in Bo Phut and there are enough drinking holes (there’s even an Irish and Australian pub), music bars (check out the Beatles Bar) and small clubs (nothing too salacious!) to keep most people happy but, if you yearn for something wilder, the tourist hub that is Chaweng Beach is just ten minutes away. On a practical level, this means access to major hospitals, schools and other amenities is close by too. Curiously, if it’s a dentist you require, Bo Phut has some brilliant ones of its own – so good that many people choose to get work done here for a fraction of what it would cost elsewhere...
 
Life isn’t just about the beach in sunny Bo Phut. It has its own mini-golf course and a go-karting track. Jungle safaris, sailing trips or an excursion to the Big Buddha Temple can be easily arranged from the Fisherman’s Village. Bo Phut is beautiful, charming, laid-back, safe and really does have everything you’d expect from a dream location.
 
MAENAM – OVERVIEW AND FEATURED PROPERTIES
Golden Sands and Golf at Gorgeous Maenam Beach
 
On the north-east coast of Koh Samui is the tranquil beach of Maenam (pronounced May-nam). The vibe is relaxed and quiet on these beautiful golden sands and the turquoise sea is clean and inviting. This place feels a thousand miles away from the lively, happening beaches at Chaweng and Lamai yet, like so many locations on this island, it is not far from the airport or fantastic restaurants and other amenities. Tucked away along the beach and amongst the adjoining lush tropical jungle, you’ll find some elegant properties for sale, all of which would make a wonderful holiday home or a sound investment.
 
Judging by the traveler ratings and the long list of positive comments on TripAdvisor, the beach at Maenam appears to be one of the most loved on Koh Samui. Couples and families adore this beautiful bay so it’s a mystery why it remains so quiet! As well as total tranquility, you’ll find super soft sands and few rocks. The sea itself shelves quite steeply to waist height which it ideal for swimming and watersports. Wander up and down the shoreline – roughly 5-7 km (3 to 4.3 miles) long – and you’ll always find your own bit of beach far away from other bathers. And, when the day gets too hot, there are plenty of shady palm trees for crashing out under. Anywhere you go, you’re guaranteed stunning views of the northern coast of the Gulf of Thailand. Sunrise and sunset are magical times when the hustle and bustle of the modern world just melts away...
 
Maenam really is a peaceful place and you’ll find just few vendors on the beach, maybe just a handful selling fresh fish, juicy mango and corn. There are a few beach cafes and a few high-end restaurants to try. The cool, contemporary five-star hotel W has excellent bars and restaurants and an infinity pool of your dreams – the perfect place to enjoy cocktails at sundown. Angela’s Diner and Bakery is far more down-to-earth with its mouth-watering sausage rolls. However, it’s good to know that Bo Phut and Fisherman’s Village are just a five-minute drive away and you’ll be absolutely spoilt for choice for fine food and dining in these places. 
 
The village is tiny – it has one set of traffic lights! – and everything is shut well before midnight. There’s a handful of shops but you will find some excellent spas at some of the resorts beside the beach. There are a few Thai temples and a small Chinese temple but that’s pretty much it... However, if golf is your thing then Maenam is your place. The Santiburi Country Club has an 18-hole championship golf course set within a conserved coconut plantation. You can tee off amongst the palm trees and rolling greens marked out with painted coconuts and enjoy the views over to Koh Phangan Island. So, you can par in paradise, and you can get pampered at the club’s excellent health spa too. And, if that’s not enough you’ll get use of the club’s loungers or hammocks on the beach.
 
Maenam remains relatively undeveloped compared to other areas on the island. If you like the sound of this tranquil place or you just love the idea of having an international golf course amid such lush settings on your doorstep, then there are some fabulous properties to consider.
Featured Properties and Overview - The Secret Shores of Choeng Mon
Many tourists coming to Koh Samui would choose the soft sands and perfect shallow waters of Choeng Mon as their favourite place for a holiday. Just ten minutes from Samui International Airport and less than a five-minute drive from Chaweng Beach, this delightful bay retains its ambience and up-market appeal all year round.
 
Choeng Mon attracts a mixed crowd of visitors. Families with younger children head here for the crystal-clear shallow sea with hardly any rocks to hurt little feet. Another bonus is the sand, rated by many youngsters as the best sand on the island to make sandcastles. And, whether you’re big or small, the village with its handy parade of shops selling buckets, spades, sunscreens and other essential holiday paraphernalia, is just a short stroll from the beach. The overhanging trees on the far east side of the beach provide natural shade and from here you can cross at low tide to the small island of Koh Fan Noi.
 
With its long stretch of golden sand, there are many places to stop for a cold drink or sample some local food - many restaurants and bars have free sunbeds too. At Choeng Mon, the atmosphere is chilled and laid-back with many parents being able to enjoy a leisurely lunch while watching their children play on the beach. In the summer months, the beach gets a bit busier and watersport activity steps up – jet skis, banana rides, paddle boards and rings are here to hire –  but there is always the promise of a massage, a body scrub and spectacular pink sunset if it’s relaxation you’re after. And, don’t forget sunrise when you can experience Choeng Mon at its traditional best as the fishermen bring in the fresh fish. These king prawns, white snappers, red snappers and many other favourites are on offer at local restaurants later the same day, cooked to order, exactly as you wish.
 
Nighttimes in Choeng Mon are quieter than nearby Chaweng Bay but the village still has excellent international and Thai restaurants where you may hear a local band or see a fire show. If you fancy something more vibrant, Fisherman’s Village is just ten minutes away. And if it’s nightclubs or beach parties you really crave then Chaweng Beach is only a few minutes by car or about a 20-minute walk. Daytime excursions can be booked easily at the village at Choeng Mon but for a quick burst of local culture - Big Buddha Temple, one of Koh Samui’s most famous landmarks, is only about two miles away.
 
Choeng Mon is often described as a peaceful paradise but it has its share of boutique hotels and quality holiday resorts with gorgeous pools and spas offering an array of therapeutic treatments. The village also has banks, pharmacies, car hire and other amenities. It’s hardly a surprise that Choeng Mon has become highly sought-after by discerning property investors and there are some beautiful luxury villas, many with ocean views, in the area. Fortunately, Choeng Mon retains its chilled relaxed atmosphere and still feels one of the island’s best kept secrets!
Chaweng Noi Feature – Villas and Land
Small, tranquil and beautiful yet ideally located for everything
 
Chaweng Beach is the biggest and busiest town on Koh Samui. The dazzling white sands stretch for over five kilometers and in the past twenty years the area has been developed from a relatively sleepy tropical paradise into a buzzing tourist destination synonymous with beach activities and night-time action. However, if it’s a peaceful paradise that you crave then at the southern end of Chaweng there is a separate beach called Chaweng Noi and it has some stunning hillside properties that are beautiful holiday getaways and, with their proximity to the amenities at Chaweng Beach, fantastic investment opportunities too.
 
In Thailand ‘noi’ means ‘small’ but, at around 1,200 meters long, Chaweng Noi is big enough to get far from the madding crowd. Immaculate white sands and clean, crystal clear waters make this a favorite beach for many visitors to the island. Palm trees fringe the beach and offer some lush respite from the tropical heat – as do some of the luxurious hotel pools and beach bars offering long, cold drinks. The clear shallow sea is excellent for swimming and there are some rocks for exploring and snorkelling. Many tourists look forward to a Thai massage on the beach and, though Chaweng Noi is quiet, you’ll still find plenty of masseurs offering their expert services along this stretch.
 
Chaweng Noi has peace, privacy and splendid views but with the guarantee that you’re never very far away from where it’s at, whether that’s nightlife, or amenities like banks, hospitals and schools, a fifteen-minute stroll will find you at Chaweng Beach. In just over five minutes a taxi can get you to lovely Lamai, the second biggest town on the island. The fine dining experience at Fisherman’s Village and Samui International Airport are also both within fifteen minutes reach by car.
 
We have a selection of villas and land available, all of which have fantastic panoramic views of Chaweng Bay.
 
Take your pick of these contemporary pool villas – all of them have their own infinity pools with stunning views to the ocean. Designed to allow the light to pour into each room and nestled amongst lush tropical gardens, these properties have excellent rental potential too.
 
Amaze contemporary villas: https://www.real-samui-properties.com/property-for-sale-new-contemporary-sea-view-villa-collection-overlooking-chaweng-noi-beach-100348

Boutique 8-Villa Bay View Estate, Chaweng Noi:  https://www.real-samui-properties.com/property-for-sale-boutique-8-villa-bayview-estate-chaweng-noi-100351

High-End Contemporary 6-Bed Panoramic Sea View Villa, Chaweng Noi: https://www.real-samui-properties.com/property-for-sale-high-end-contemporary-6-bed-panoramic-sea-view-villa-chaweng-noi-100383

Exceptional Close Bay View Land, Chaweng Noi: https://www.real-samui-properties.com/land-for-sale-stunning-sea-view-land-chaweng-noi-100106
Laem Sor, Koh Samui - Overview and Featured Villas
Head south for peace and serenity on sandy shores

Koh Samui is famous for its incredible sunny climate, soft sandy beaches, lush green tropical landscape and an array of dream holiday homes. There really is a place for everyone on this friendly, relaxing island. Head to Bo Phut in the north for rustic charm. On the east coast, Ko Samui’s biggest town Chaweng Beach has its long lovely beach and a buzzing atmosphere with clubs, restaurants and entertainment round the clock. Travel southwards and you hit the more relaxed charms of the beautiful Lamai beach. Keep going south, explore the southern tip of the island and you’ll find even quieter and hidden treasures like the area around Laem Sor.
 
Just ten miles away from Lamai, Laem Sor has its own unspoilt beaches but it promises a slower way of life where local fishermen busy at work in their boats give a glimpse of how island life used to be. The same crystal-clear waters and beautiful views lure you in but there is a tranquility and timelessness that will keep you enthralled. During summer low tides, the reef is dry for around 100 meters which means there is plenty of room for beach activities or even just good old rock pooling. At sunset you are rewarded with spectacular sunsets with views of Koh Tan in the distance.
 
One of the unexpected treasures of this stretch of beach is the Buddhist temple called Laem Sor Pagoda. The golden temple is a photographer’s dream as it shimmers against the turquoise waters and bright blue skies. At the entrance of the temple there are two warrior statues protecting the Buddha seated within. Buddha statues and a meditation forest area add to the aura of tranquility. It’s worth noting that this is an active temple where worshippers and monks come on holy days so be respectful and allow the monks space to chant and meditate in peace. Visitors can make wishes by putting a miniature boat in the large boat which contains the figure of the monk that founded the temple. Just up the hill from the pagoda is another part of the temple complex which is well worth a visit. A short climb up from the beach, Khao Chedi pagoda also has excellent views and a sense of calm that remains with you when you leave this special place.
 
Laem Sor may feel like the quiet corner of Koh Samui but hidden amongst the lush jungle there are boutique hotels, holiday resorts, with spa facilities and yoga retreats, luxury villas and some excellent restaurants and other watering holes. This really is a place to relax and unwind but if you love golf, then the local disc golf course located near the beach has 18 holes and promises a varied game through the jungle with elevation changes and sea views. The restaurant Hemingway’s on the Beach is a favourite haunt for holiday makers. Excellent food, wonderful views, exquisite pina coladas made with local coconut milk, give this place an ambience and atmosphere of its own. Another well-reputed port of call is the Hideaway Pub which is run by an English landlord and is known for its outstanding European and Thai food as well as its great hospitality.
 
The area around Laem Sor feels very different to other parts of the island. It offers a tranquility that you simply don’t find in other locations but it’s worth remembering how small the island is too. Beautiful waterfalls, rock formations, Buddhist temples, as well as bustling towns and famous beaches, are all within an hour away (the airport is 45 minutes) from this little part of paradise. We have a selection of properties in this tranquil part of the island…
 
https://www.real-samui-properties.com/6-bed-beachfront-villa-laem-sor-south-koh-samui-100012 
https://www.real-samui-properties.com/property-for-sale-new-contemporary-6-bed-beachfront-villa-laem-sor-south-samui-100083
Two stunning sister villas are available at the very top end of the market, both with 6 bedrooms and 7 bathrooms...Pure unspoilt beachfront.
 
TALING NGAM, SOUTH-WEST KOH SAMUI – OVERVIEW AND PROPERTY FEATURE
Why not head to the ‘beautiful shore’?
 
All-year tropical sunshine, palm-fringed beaches, turquoise seas, vibrant nightlife yet affordable and laidback living - Koh Samui has it all if you’re looking for a beautiful home overseas. However, if your dream is for somewhere quiet and less developed then there is a small piece of paradise called Taling Ngam in the south-west of the island and it has white sandy beaches and a whole lot more...
 
Taling Ngam was called ‘Taling Punk’ meaning damaged shore after a storm hit the area in 1900 but it was renamed Taling Ngam meaning ‘beautiful shore’ in 1942 – a name which truly befits these pristine, tranquil beaches. Life around here hasn’t changed too much since then – lush jungle still kisses the shoreline, there are countless coconut and banana plantations, and there are plenty of traditional wooden dwellings with local people living simple lives based around farming and fishing. You will find tourist accommodation, luxury villas and even a few restaurants in the area but nothing seems to intrude on the natural beauty of the area.
 
Down on the pretty white beaches, you won’t find as many watersports on offer as some of the larger resorts but on the up side you will be able to laze away the afternoon listening to the waves gently lap against the sand. Swimming is a dream in the calm, shallow azure waters. Snorkeling and scuba diving are other highlights and you’re guaranteed some super sights as the area is next to the Angthong Marine National Park.
 
Taling Ngam really is a place to relax and enjoy the slower pace of life - something that you can celebrate each evening with a sundowner as the sun sets over the Five Islands - known locally as Ko Si Ko Haa. These five rocks are just a few hundred metres from the headland and are home to thousands of swifts. You can tour the ‘islands’ on a longtail boat and, if you’re lucky, you may meet the human inhabitants of the islands - known locally as ‘Sea Gypsies’ - whose simple wooden homes hug the side of the cliffs.
 
If you’re not totally overcome by laziness at Taling Ngam then there are activities like sea kayaking and jeep jungle tours as well as local places of interest to visit such as the Butterfly and Insect Kingdom or the temple, Wat Kiri Wong Karam where you’ll discover the mummified body of Luang Por Ruam (a well-known monk who died in 1966). If that sounds like too much effort, then there are some excellent health spas at the local luxury holiday resorts where you can be pampered and massaged to your heart’s content.
 
If shopping is your thing then Nathon Town, the business centre of the island is only about a 15-minute drive away. This old port town is also a great place to watch the ferries deliver herds of backpackers and other travelers to the island. Down by the waterside you’ll find shops, internet cafes, secondhand book shops and some great seafood restaurants selling an array of authentic Thai dishes at very reasonable prices. 
 
Taling Ngam may feel like a tranquil paradise caught in a time warp but it’s actually rather quick and simple to get to; Samui International Airport is about 45 minutes away. Meanwhile, it’s quite easy to reach other destinations; Lamai Beach is around 3 km away, Bo Phut Beach about 10 km away and Chaweng Beach approximately 24 km away. In fact, Taling Ngam ticks so many boxes it’s a wonder that this timeless part of Koh Samui has been a secret for so long.

 
Property Location and Rental Returns
In Koh Samui, net returns in excess of 8% are achievable from renting property. There are of course many factors contributing to these high returns such as the rise in affluent tourism as Koh Samui has become an internationally renowned luxury island destination, see: https://www.real-samui-properties.com/koh-samui-real-estate-guide . Another key factor aiding the Koh Samui rental market is the prevalence of affordable online rental booking websites such as Airbnb and Booking.com. These websites allow high occupancy rates to be achieved for very reasonable advertising costs. However, to maximise your rental returns you need to carefully choose your property. As when choosing property for investment anywhere in the world, location must be one of your key considerations.

Firstly, let’s consider the type of location. In island destinations where tourists come to enjoy the beaches, not surprisingly, beachfront properties are the most sought after by holiday makers and command the highest rental rates. Some luxury rental management companies have portfolios made entirely of beachfront property. There are of course different segments within beachfront rental markets, sunset-facing soft sandy beaches commanding the premium rates.

Beachfront land tends to be extremely expensive and for most people owning beachfront real estate is likely to be beyond their reach. Properties within a short walk of the beach, sea view properties and waterfront properties can all be considered within a second-tier market segment. These will also have great appeal for holiday makers and command good rental rates. However, comparing like-for-like properties, the rental rates in this market segment will of course be considerably lower than for absolute beachfront.

You also need to consider the proximity of the location to restaurants, nightlife, the airport, shopping and the islands amenities. In Koh Samui, most of the above are found within the north-east of the island. Renting in the north-east is therefore considered a plus point by most holiday makers. An exception where not being in the most popular region north-east could be an advantage would be for very high-end exclusive properties where more seclusion is required. An example in Koh Samui is Lipa Noi Beach. This is a 3 kilometre stretch of soft golden sand with no rocks, amazing sunsets and year-round swimming. The neighbourhood is characterised by high-end beach villas. View beach villas for sale in Lipa Noi

In summary, as with anywhere else, choosing your location carefully is critical when buying a rental property in Koh Samui. Consider the type of location (beachfront, sea view, distance from the beach etc.) along with the region within Koh Samui; the north-east being the most desirable for the average holiday maker. 
 
Renting your property in Koh Samui
You may well have bought your property in beautiful Koh Samui because it’s a place that you want to spend time yourself. On the other hand, you may have spotted the investment potential from the stunning array of properties on the island. If you bought for your own pleasure but have decided the time is right to rent out your home for part of the year, or if you solely bought to generate rental income, then you should know how to get the most from renting your property. Here are a few hints and tips to help you on your way.
 
The Koh Samui property market is immature and growing fast with great investment potential. There are opportunities for both healthy capital gains plus rental returns from holiday rental and long term letting. Generally, it is the revenue generated by an asset that determines its value and a property with a proven track record of rental income (accounts, receipts etc.) can often achieve a higher asking price. However, note that it is difficult to provide official market data as so many properties, especially villas, are ‘sold’ through the sale of companies in Thailand and these real estate transactions are not recorded at the land office.
 
If you buy to rent out then you need to think of your property as a business. Profit has to be one of your primary objectives and you shouldn’t get carried away and fall in love with a certain property – Return on investment is your game and don’t lose sight of it. Of course, if you fall head over heels for a delightful villa with an awesome view and it has an excellent track record for generating rental income then maybe you should go ahead – but there’s another vital thing to consider before you do so…
 
Check the sales and management contracts and rules and regulations. Better still get a professional on board to help you make fully understand any restrictions. Your ability to rent out a property may be contractually limited – many developers try to tie you into using a particular rental management company or they attempt to get you into a rental programme. 
 
Renting out your property if it’s your own holiday home that you use for a few weeks or months a year is another matter but many of the above points still apply. Everyone who enters into the rental market should consider the design, decoration and furnishings of the property – try to keep a balance between aesthetics and durability and don’t get too personal in your tastes. Also, take into consideration taxation of the rental income. You need to pay Thai income tax on declared rental income. See https://www.real-samui-properties.com/taxes-government-fees-property-koh-samui for more details on property taxes.
 
Finally, if you rent out a new property then you can no longer market the property as ‘new’ if you decide to sell up. Renting a property out for a year will create more wear and tear than if it’s being used as a holiday home.
 
Whether you’re in it for the business, you’re just looking to generate a small income which enables you to live out your retirement in style or you want a holiday home that pays its way, then many opportunities exist in the Samui property market.
 
What Types of Property Can a Foreigner Buy in Thailand?
Many people don’t think they can have their dream holiday home in Thailand because it’s just too complicated. Rumours about Thai property laws put some people off before they even begin their quest to invest in Koh Samui. However, the laws are in fact quite straightforward. Foreigners cannot own land directly in their own name. The land can be acquired by holding it in a company in which the foreign investor is a controlling director or it can be leased. Regarding villas, the foreigner can register the villa itself, i.e. the actual building structure, directly in their own name. A foreign buyer can also register a freehold condominium directly in their own name but a ‘regular’ apartment needs to be leased.
 
The Complications…
Buying property in Thailand has a reputation for being complicated because of the legal structures that lawyers acting on behalf of foreign buyers use to get around the foreign ownership laws. The use of Thai limited companies to purchase and own the land on which the property is built is the issue that causes most concern. If the holding company is set up in accordance with the law, and carefully structured to protect the foreign investor, it’s not only legal but an effective way to circumvent rules about foreign ownership of land.
 
The Benefits
If you are still concerned and need clarification, we can recommend experienced lawyers in Koh Samui, with whom we have dealt with many times, who will guide you through the process every step of the way. An important point to understand is that Thai company structures have been employed for a long time by many astute foreign businessmen to extend their property portfolio. The use of Thai companies and these complicated legal structures not only benefits the foreign investor by enabling them to acquire land and properties, they also boost the Thai tourist industry, construction industry and ultimately the Thai economy by enabling foreign money to come into the country.
 
Know Your Rights
Buying your dream property doesn’t have to be complicated but you do need to understand the various forms of legal ownership. Once you get your head around ownership structures and land titles then you will be able to make informed choices about what properties are on offer. In Thailand, you need to be aware there is more to buying a property than looking at what you can see – even if it’s the most tempting villa, apartment or house you’ve ever clapped eyes on, you need to understand where you stand legally with the property before you make an offer. Legal ownerships rights may seem complicated but you need to know them if you want to buy with peace of mind in Thailand.
 
Property in Koh Samui
Foreign ownership laws are the same all over the country but the kinds of properties available, with their associated type of legal ownership rights, vary in different regions. In Koh Samui, you will find a plethora of top-end luxury villas, many leasehold apartments but a short supply of freehold condominiums.
 
FREEHOLD CONDOMINIUMS VERSUS APARTMENTS
Even though the words condominium and apartment and often used interchangeably, in Thailand, freehold condominiums and apartments have totally different ownership structures for foreign buyers. Freehold condominiums also offer buyers co-ownership of the common areas.
 
Freehold Condominiums
 
In Thailand, a freehold condominium development has a special condominium licence which means that the developer can sell up to 49% of the total floor space of all the units to foreign buyers on a freehold basis. A foreign investor who buys a unit which is part of the 49% foreign freehold quota can register the freehold of their unit directly in their own name and own it forever.
 
When the 49% foreign freehold quota has been sold, any new foreign buyers are not allowed to register the freehold of their property directly in their own name. Instead, the ownership options are either have to either take out a 30-year lease on their unit or, alternatively, hold the freehold of the unit in a Thai company which they control.
 
With a condominium development, along with ownership of your unit, you will also have co-ownership of the common property (car parking zones, utilities, swimming pools, gyms, gardens etc). In other words, you have the title to your own personal property as well as co-ownership of the common property.
 
Apartments
 
For an apartment development with no condominium licence, foreign buyers are not allowed to buy the freehold of their unit. Instead, the unit is acquired by a 30-year lease. Two lease renewals of 30 years each are also normally offered by the developer. So, the total lease period, including the renewals, would be 90 years. To make the process of the lease renewals more secure, apartment buyers may be given shares in the land holding company of the development. This set up is often referred to as a protected leasehold structure.

Summary
 
Buying a freehold condominium may seem like a better choice due to the more secure ownership. However, even purely from an investment standpoint, and setting aside personal preferences, buyers need to weigh up the pros and cons of all aspects of the property development in question. In Koh Samui, unlike Pattaya or Phuket, there is only a very small supply of freehold condominiums. This is largely because, in Samui, there is only a small amount of land that is within the require zone needed to be granted a condominium licence. Therefore, if you decide to solely focus on freehold condominiums, you will severely limit the number of property options available to you. In Koh Samui, there are far more ‘regular’ apartments  for sale than freehold condominiums. Many of these will offer a protected leasehold structure, the next most secure ownership type behind freehold. Along with the ownership type, buyers need to consider factors such as location, views, rental returns and potential for capital gain.
 
Managed Developments Versus Stand-Alone Properties
If you have ever shared a house or home with somebody else you may have very mixed feelings about the experience. It may have been fun and maybe doing everything together felt easier and helped to spread the costs? Or perhaps it was noisy, with no privacy and you couldn’t make basic decisions for yourself – so much so, that you couldn’t wait to move out and get your own place? The question of buying a managed development against purchasing a ‘stand-alone’ property isn’t the same...but it isn’t entirely different either!
 
In Thailand, there is a vast selection of managed developments and plenty of stand-alone properties for you to consider. However, before you fall in love with any kind of property, it is a good idea to find out what you are letting yourself in for. Here is our list of pros and cons for both kinds of property…
 
Managed Developments – The Pros
 
  • Security, maintenance and upkeep of the common areas is probably the main advantage of buying a managed development. This means that the common swimming pool, gardens, lifts, walkways, roads, parking etc. will all be looked after even when you are not there so you have total peace of mind.
  • Managed developments often have other services added on. The management company can arrange cleaners to come in and change the towels and spruce the place up before you arrive so it’s ready for immediate occupancy. They can sort out internal repairs when you are not there and when you are there they can put you in touch with reputable local businesses that know the building. They can often arrange airport transfers or other rental services too. Rental management is usually charged at a set monthly rate or as a percentage of rental income.
  • Management companies mostly pay utility bills then consolidate all those bills into one monthly invoice to you. This means you don’t need to worry about paying for water, electricity, Internet, Telephone or Satellite TV – which gives you more time to enjoy yourself rather than worry about sorting out bills.
  Managed Developments – The Cons
 
  • Sinking Funds! Setting aside regular contributions for a fund towards future maintenance and improvements to the building is a sensible thing to do, but it can cause problems.
  • Costs and maintenance fees for the management development are shared and set by the management company, so you are not in control of these costs. Utilities are often included in the monthly bills too, which is an opportunity for the management company to inflate the prices for their own gain.
  • Service and maintenance costs are usually invoiced on a per square metre basis so be aware of what you letting yourself in for if you are seduced by a larger property – every square metre will hit your pocket.
  • Be wary of the management company itself. Like all businesses, some are well run, while others are abysmal. The last thing you want is to arrive at your dream holiday home to find that it hasn’t been maintained or kept secure in your absence. Do your homework and talk to other owners about the management company and the quality of their services. Also, check over the management contract for a collective termination clause which basically means that if it becomes necessary, a majority vote by the owners can allow a change of management company.
  • Buying into a managed development is supposed to give you peace of mind but to have total peace of mind you need to double check the terms and conditions of the management contract before you sign it.
 Stand-alone Properties – The Pros
  • You are in charge!
  • There are no monthly payments to a management company, you can use your money to service your property how you like.  Perhaps you can’t afford to have the building decorated this year, this way you can put it off until next year.
  • You pay the government rate for utilities. There is no mark up on utility bills by the management company which in the long run may save you a fortune.
  • No communal areas means no shared costs and no sinking funds.
  • Privacy
 Stand-alone Properties - The Cons
 
  • Security matters. In more remote areas this can be a major issue, but even in busier places you are more open to burglary.
  • Maintenance matters. Unless you have your own reliable staff in place or you have a separate contract for a management company you trust, you won’t benefit from regular upkeep of the garden, pool and house. It really adds to the feeling of luxury if you can arrive at your holiday home when it has been kept beautifully and is perfectly ready for your arrival. Who wants to spend the first week of their holiday catching up on repairs, cleaning and sorting out problems.
  • Tropical homes don’t do well if they are left unattended for long periods of time. The home needs to be aired and the gardens need to be cleared – you really don’t want a jungle out there. Pools also need regular maintenance and cleaning.
 Solutions for your Stand-alone Properties
 
  • Hire a live-in-maid or other staff. This can work well as salaries in Thailand are relatively low and it may work out less expensive than a management company. However, you need to know that your staff are trustworthy and will maintain the property in your absence, which is always a risk.
  • Take on the professionals. Engage a reputable property management company. Koh Samui has a host of excellent management companies, some of which are owned and run by English-speaking teams. Often, you can choose the level of maintenance and management you require so it is tailor-made to fit your property and your purse.
 Take time to consider all the pros and cons before you make your move – it really is worth the effort!
 
Top tips for buying the prime holiday rental property
With its stunning tropical beaches and luxury lifestyle, owning a property on the gorgeous island of Koh Samui is many people's dream. However, if you are buying a property for the holiday rental market, there are many factors to consider to ensure you maximise on your return on investment. 

Here we will list a few of our top tips that you should look out for whilst searching for your prime holiday rental property. 

1. Fresh, Clean and Modern Design
When searching for a holiday all avid holiday-goers will look for a degree of luxury, because let's face it, a holiday is a treat! A modern contemporary designed holiday home will generally rent well. Go for a fresh, clean and modern design avoiding garish colours.

2. Sea View or Beach Front
When holiday makers come to a tropical island they want to experience the ocean. This might be waking up to the sound of waves crashing or or looking out to the sea over breakfast. Beachfront or sea view properties will therefore command higher rental premiums. The next best thing will be properties with easy access to the beach.

Beachfront Property

3. Prime Location
Get to know the island and location before you settle on a property. Make sure that is easily accessible and in a location that has good access to the a range of bars, restaurants, beaches and attractions. Ensure your guests will be able to completely unwind, and relax in a convenient location. 

4. Private Pool
A private pool makes for a great addition to a holiday rental property and a huge selling point. Allow your guests to enjoy the privacy of their own swimming pool and help them cool off from the Koh Samui sunshine in the comfort of their own place. 


5. Great Amenities
Once you've found the perfect holiday rental property on Koh Samui, you need to think about the amenities you can offer to stay ahead of your competition. Think about offering free WiFi, advice on getting to and from the property, gearing the property up to include all of their entertainment, kitchen and onsite needs, and start to think about the different hints and tips you could offer to help your guests make the most out of their holiday to Koh Samui.

Take a look at the Ocean 180 villas here or contact us to find out more information. 

 
Koh Samui Property - The Buying Process
We have broken down the buying process into 12 steps. Having an understanding of each step and the overall process is very important for mitigating risks and maximising the likelihood that you will be happy with your purchase. This is especially true as you are buying a holiday home and/or investment property in Thailand, a very different proposition to real estate acquisition in your country of residence.
 
STEP 1.
WHY ARE YOU BUYING THE PROPERTY?
Ask yourself about your reasons for buying the property. Is it your dream holiday home to enjoy with family and friends? Or, is it just a straightforward investment opportunity? Very likely, it’s a combination of the two. Once you’re clear on your purpose, you can make decisions about what type of property to buy, the location and proximity to services, how much to spend, how you’re going to finance the purchase and how you’re going to structure the deal.
 
STEP 2.
KNOW THE PROPERTY LAWS
This is of paramount importance because the laws for buying property in Thailand are very different to those of the your own country. There are stringent laws and regulations about the type of real estate foreign people can and cannot own and the ownership structures they can employ. One of the most important restrictions to be aware of is that a foreigner cannot register the freehold of land directly in their own name. We at Real Samui Properties have over 20 years of combined experience operating in the Koh Samui property market and the expertise necessary to safely guide you through legal matters. We can clarify the laws, help you understand your ownership options and recommend professional legal firms with whom we have dealt extensively. Communicating with Thai lawyers isn’t overly complicated if you understand the basics. For an overview of the ownership options open to foreign buyers of Thai property, please see the following link: http://www.real-samui-properties.com/legal.html
 
 STEP 3.
SEARCH ONLINE AND CHOOSE YOUR AGENT(S)
You want to be able to research and evaluate all suitable properties on Samui without dealing with too many agents. It advisable to decide upon one or two independent agents. Look for an independent agent with a diverse portfolio who is responsive, experienced and knowledgeable. By firing off some emails and assessing the timing and content of their responses, it will not take you long to see which agents offer the quality of service and guidance you require.
 
STEP 4.
BOOK YOUR INITIAL VIEWING APPOINTMENTS
Following your online research about the Samui property market and your dialogue with your agent(s) of choice, you will be a position to decide upon your initial shortlist of properties and schedule the first round of viewing appointments.
 
 STEP 5.
VIEW PROPERTIES IN KOH SAMUI
This is the fun part and involves the physical viewing of properties when you actually arrive in Koh Samui. Seeing a reasonably broad selection of properties is advisable. Though it can be quite mentally wearing, this is the only way you will really understand the market. Every time you go on a viewing you are discovering more about the region and finding out about what you really want. Properties of serious interest will merit second viewings as you work towards a final shortlist.
 
STEP 6.
NARROWING DOWN THE SHORTLIST AND CHOOSING YOUR PROPERTY
Take time to compare and contrast the properties on your shortlist and weigh up what’s going to work for you. Properties on your final shortlist will be viewed two or maybe three times. Be objective and narrow down the list to decide upon a property based on your investment criteria.
 
STEP 7.
CHOOSE YOUR LAWYER!
Many people will view properties and even decide on a property and make an offer before meeting a lawyer. However, it is advisable to at least have an initial consultation with a lawyer(s) and decide which lawyer you will be engaging before committing to a property purchase. Most lawyers will explain the ownership options and give you some initial guidance before they have been officially engaged. Once you have chosen a lawyer, you will in a position to officially engage them and quickly move forward with a purchase.
 
STEP 8.
MAKING AN OFFER AND NEGOTIATING
Making offers and negotiating is done through your real estate agent. Remember, in Thailand people expect you to negotiate. Always stay calm, and, stick to your budget!
 
STEP 9.
PUT DOWN A DEPOSIT
When you have finally found the property you want and agreed on the price, then it’s time to sign a reservation agreement and pay a holding deposit. If you are buying in a development, the developer will normally have a standard reservation agreement. If you are buying a stand-alone property, you can use your lawyer to draft the agreement. Either way, the agreement should state that your deposit is fully refundable if, following the due diligence process, any legal reason is uncovered which indicates that you should not proceed with the purchase. By paying the deposit, you show the seller that you are committed to buying the property and in turn they take the property off the market for the period specified in the reservation agreement.
 
STEP 10.
DUE DILIGENCE
Before you actually complete on any property and take ownership, it is of course of fundamental importance that you get your appointed legal representative to carry out all the necessary legal checks, commonly known as conducting due diligence. The main areas of consideration for legal due diligence are the following:
  • Does the property have legal right of access?
  • Is the property unencumbered, i.e. free from any mortgages, liens or debts?
  • Does the seller have the proper legal rights to sell the property?
  • Does the property breach any regulations concerning real estate in Koh Samui?
  • If the property is being sold with a company, does the company have any outstanding debts or tax liabilities?
Note, a lawyer’s due diligence only checks for any legal reasons why you should not proceed. You need to carry out your own due diligence to assess risk. For example, if buying from a developer, you should ask, how well funded is the developer and to what extent are they relying on sales to pay for construction? This is an indicator of their level of exposure to a downturn in the property market. Or, does the developer have a proven track record of completed properties in Koh Samui or elsewhere as reassurance for high quality timely delivery? Proper due diligence is essential for the purchase of any property, especially in Thailand; it is imperative that everything is in order and you are totally satisfied before you complete and take ownership.
 
STEP 11.
TIME TO COMPLETE AND SIGN ON THE DOTTED LINE
Once you are totally and utterly satisfied that due diligence has been completed and that there are no legal or other reasons why you should not proceed then you are ready to complete.
If you are buying a finished property, you would pay the balance in full at the same time as you sign the sales and purchase agreement. If you are buying an off-plan property or a property under construction, you would sign the sales and purchase agreement, a construction agreement and pay the first instalment as per the agreed payment schedule.
 
STEP 12.
PROPERTY HANDOVER
Finally, you can take possession of your new home. Reality usually hits when you are handed the keys. Don’t get too carried away in the moment though, make sure you are given all relevant documents and guarantees and that all fixtures and fittings are in place.
 
Choosing the right location for your resort property
So you’ve made the big decision and you are finally going to buy that dream holiday home in Koh Samui. What a great choice – the island is simply bursting with beautiful beaches and golden sands, stunning coral reefs for snorkelling adventures, natural jungle habitats to explore and discover the local wildlife as well as breath-taking mountains where you can trek or simply relax. Factor in the abundance of leisure facilities like golf courses health spas, restaurants and clubs, and you’ll discover that Koh Samui has so much to offer. But, with such a fantastic selection of locations from which to choose, your decision about where to buy your property is not going to be easy. At Real Samui Properties we understand how tricky it is to find your ideal holiday home so here are a few considerations to help you on your way…
 
WHAT DO YOU REALLY WANT?
  • What do you want from your property? Asking yourself this question will help you make the ultimate decision about where to start looking.
  •  Is the property primarily for you and your family to enjoy, but you need to alleviate the costs by making it a holiday let when you are not using the property?
  •  Are you are searching for a wonderful home to retire to?
  •  Are you a property investor wanting the highest returns from your investment?
  •  Everyone has their own agenda - being honest and realistic about what you want from your property will help you make the right choice.
 
SEA’S THE DREAM
The ultimate dream of many people is to wake up to a seaview, or be within stepping distance of a golden sandy beach. However, coastal resort property comes at premium prices because many people demand it and there is shortage in supply. Beachfront properties are the most sought after and rarely come on the market, and when they do they are extremely expensive. Properties with fantastic sea views and a space to enjoy the stunning sunsets of Koh Samui are less scarce but still difficult to find, so can be rather pricey too. The good news is that these properties can also command the highest rental rates. You really have to consider how important proximity to the sea is to you personally, and how the seaview could boost your rental potential if you want to seize your dream of buying a coastal property. Fortunately, we cover the entire spectrum of real estate for sale on Koh Samui and always have a wide selection of beachfront and seaview properties for you to view.
 
MIXING BUSINESS WITH LEISURE
What do you want from your property – leisure, business or both? Golf is a serious pleasure for a defined market segment. Koh Samui has everything from a championship golf course to excellent golf clubs with some stunning golf properties nearby. Luxury golf villas usually have a premium price tag as they cater to a well-defined market. However, your golf property should realise the highest rents so maybe you could run your property as a holiday let as well as your own holiday home. If living next to the links is your dream then Real Samui Properties can help you find the right property for you. Marina properties can also demand top prices. The ‘boat set’ are another defined market and whether a luxury, marina villa will make a good rental property depends upon the supply and demand for these kinds of properties. We will listen carefully to what you want from your property, then help you find the property that ticks all of your boxes.
 
DISTINGUISHING FEATURES
If the seafront, seaview and other premium properties are not within your reach financially then we can help you find a property that you will not only love but will be a great investment - Koh Samui is not just about the beach!  We go out of our way to find properties that have distinguishing features. Just because a place doesn’t have a seaview doesn’t mean you won’t fall in love with it. You may discover that views towards the mountains, enjoyed from the luxury of your private pool, brings you much more satisfaction. Equally, a place tucked away in a peaceful setting watching the sunrise over the treetops maybe the retreat you didn’t know you were looking for. What is more, these unique selling points put you in a good position to rent your property at a good rate.
 
PROXIMITY MATTERS
Another consideration to factor into the hunt for your perfect property is proximity. What matters to you when you are on holiday? The chances are, accessing the beach or leisure facilities are not your only priorities. Proximity to transport links, restaurants, shops and entertainment areas are important too. The price of many resort properties are related to their proximity to key facilities and amenities so make sure you know the area where you are buying the property. We will review in a separate article the pros and cons of the different locations within Samui in detail but a majority of the island’s amenities and facilities, including Samui International Airport and the island’s best hospitals, are in the north-east. This is also where a majority of resort property is for sale.
 
IT’S UP TO YOU
Whether you are looking for a permanent place in the sun to spend your retirement, a holiday home with rental potential, or a property that will generate you the best rental income, we can help with our in-depth market knowledge and diverse property portfolio.
Looking to buy property in Koh Samui? See our pick of the best beaches …
Buying property abroad is a very big step, and there’s a lot to consider. Firstly, you need to think about the type of location, do you go beachside, ocean view, stay near a town or a golf course, and do you want to be quite near the airport? Also, what about the actual location within Koh Samui, do you want to be in the most popular North-East or, for example, the less developed South of the island? Then what about property type, features, swimming pools and number of rooms? You also need to consider things to do, proximity to amenities such as hospitals and, crucially, ensure you fully understand the legal side ... it’s a lot!

Luckily our blog and buyers guide will help you de-riddle those questions and queries, and you’ll soon be in a position to enquire about one of our many properties to buy in Koh Samui.

But, whilst you’re still thinking everything through we thought we’d help you out and list some of our favourite beaches in Koh Samui.
 
Koh Samui Property - Chaweng Beach
1. Chaweng Beach

Situated on the north-east east coast of Koh Samui, the tourist hub of Chaweng naturally developed around one of the islands best beaches with deep soft sand, year-round swimming and few rocks. If you’re looking for stunning white powdery sand beaches and turquoise waters, with a buzzing nightlife and restaurant scene then Chaweng is for you!
 
Koh Samui Property - Choeng Mon Beach
2. Choeng Mon Beach

Heading north from Chaweng along the coast road and you arrive at Choeng Mon Beach and Village. This is arguably the best beach on the island with beautiful soft sand, calm water and far less hustle and bustle than the main tourist town of Chaweng. Also, in this north-eastern tip of the island are a number of smaller charming beaches and bays including Tongsai Bay, Tong Son Beach and Samrong Bay. This north-eastern peninsula is characterised by 5-star resorts and exclusive private residences.                                                                                                                                          
 
Koh Samui Property - Lamai Beach
3. Lamai Beach

Lamai Town is second in size to Chaweng but offers a more chilled-out backpacker feel. However, it still has lots of bars, restaurants, spas and tourist sites for you to explore. On this beach, the sea gets deep quickly and its great if you want to enjoy the waves but be careful of the tides.
 
Koh Samui Property - Laem Sor Beach
4. Laem Sor Beach

Located on the island’s southern tip, Laem Sor Beach is ideal for those seeking soft sands in a less developed more tranquil setting.  View property for sale in Laem Sor
 
Koh Samui Property - Bo Phut Beach
5. Bo Phut Beach

This beach is sandwiched between Big Buddha and Maenam and boasts the charming Fisherman’s Village, which is definitely a place to visit. With its walking street and a distinctly Mediterranean feel it, Fisherman’s Village is well known for its array of fine dining and chic beachfront bars.
 
Koh Samui Property - Maenam Beach
6. Maenam Beach

With excellent views of Koh Phangan and long rambling pathways to explore, Maenam Beach is the perfect getaway location and also offers some of the deepest year-round water making it ideal for water sports.
 
Koh Samui Property - Lipa Noi Beach
7. Lipa Noi Beach

One of the best beaches for kids as it has fine white sand, very few rocks and only a little coral in the water, it also remains shallow for up to 100m out. It’s also closely located to the island’s main ferry pier making it convenient for anyone driving to Samui from the mainland. With beautiful sand and awe-inspiring sunsets, yet less populated than the North-East or Lamai, Lipa Noi Beach is also where you will find some of the islands most exclusive villas for sale.


Have we struck your wanderlust chord? Continue your search by looking through all of our Koh Samui Properties for sale, or contact us for more help and advice.
 
Managing and Maintaining your Koh Samui Property
 PROPERTY MANAGEMENT AND MAINTENANCE
 When you buy your property in Koh Samui, you will have to address the important issue of how to manage and maintain your new home. As an overseas buyer, the chances are you are not going to be living there full time. So, you with either have to buy within a managed development or use the services of an independent property management company. Regarding managed developments, make sure you understand what the management and maintenance fees will be and what these cover.
 
WHAT’S INCLUDED IN COMMUNAL MANAGEMENT FEES
Many properties that we sell have common areas and shared facilities included in the communal management fees. These fees will cover some or all of the services you need taken care of in order to manage your property. Services may include any of the following;
 
  • Swimming pools and terraces in shared areas
  • Communal gardens and landscaping
  • Access roads, paths and communal walkways
  • Car parking areas and zones
  • Drains and drainage
  • Lifts
  • Shared leisure facilities such as gyms, tennis courts, saunas, club houses and playground areas
  • Reception areas, restaurants and pool bars
  • Security such as CCTV systems and security safes
  • Shared utilities; including electric infrastructure (pylons, transformers, generators and cables), communication equipment like telephones, internet, satellite and cable TV aerials etc.
 
 Depending on the development and management company fees may also cover:
  • Maintenance and painting of building and property exteriors
  • Cleaning and maintenance of the pools including chemicals and repairs
  • Garbage disposal
  • Maintenance and repair of common ways furniture
  • Security services
  • Pest control services
  • Building insurance
  • Payment of utility bills for common ways
  • Accounting fees
 
 POSSIBLE PITFALLS...
  • Know which services are covered before you enter into your management and maintenance agreement as the terms and conditions of the agreement tend to last for the duration of your ownership.
  • Note that most communal management fees do not cover maintenance of private gardens and pools. This award-winning development of contemporary villas at Big Buddha, Koh Samui is a rare exception. The monthly development villa fees are 45 THB per square metre of built-up area, and services include maintenance of common roads and gardens, 24-hour security guards, waste disposal, private garden maintenance six times per week, private pool and jacuzzi maintenance three times a week.
  • Security issues: most management agencies employ private security companies to protect the developments. However, many security companies, and management companies, take no responsibility and liability in the event of loss or damage. Ensure you take out your own insurance for your individual property.
  • Before you sign your agreement, make sure there are no significant exclusions – for example, extra payments for cleaning the communal pool may turn out to be more expensive than you think!
 
WHAT ARE TYPICAL COSTS?
Fees are normally paid monthly and most are charged on a price per square metre of built-up area of the property. A typical fee would be 50 Thai Baht (THB) per square metre a month. So, a 300 square metre villa would have a monthly fee of around 15,000 THB. Some developments charge a simple flat rate not related to the property’s area – e.g. a 12,000 THB for all villas per month.
 
POSSIBLE PITFALLS
  • Are you paying for common areas too? In your agreement, there is a distinction between private areas and common areas and a proportion of the common areas can be included in the fees. Before you sign any agreement, make sure you know what you are paying for. These ‘hidden’ extras may not appear much at first but add up over time. Generally, you should be paying for the floor area of the building of which you have exclusive use.
  • Find out whether the fees are fixed or based on the actual costs incurred by the management company. If the fees are based on actual expense, then shortfalls in expenditure will have to be made up for by the property owners. Be wary of certain management companies that will use this system to increase their own profit. One way around this problem is to make sure that the owners have collective control over decision making and expenditure so that costs do not run over.
  • Ensure that the contract with the management company is watertight in terms of increasing fees. Restrictions on increasing the fees need to be there in black and white in the contract!
  • Do not overlook when the fees are payable. They are typically paid for in advance and on a monthly basis, although some developers ask for two years’ fees in advance upon purchase. Also, confirm the start date for management fees; it is in the buyer’s interest to start paying fees only when the development is fully operational. In short, it is a shrewd move to add the following to the agreement with the management company: “management and maintenance fees commence from the date of delivery of vacant possession, provided all common areas and facilities are fully operational.”
 
 THE GOOD, THE BAD AND THE UGLY
 In general, there are some excellent management companies in Samui. Some people think they must buy within a managed development. i.e. they do not want to buy a stand-alone property because they are worried about the security, management and maintenance. But in Samui there are a number of very reputable and professional property management companies who will take care of your property when you are not using it. However, there are some bad guys too and at the end of the day, if your building is not properly maintained then it will quickly show its age and depreciate in value. Make sure that your contract allows for the removal and replacement of a management company. Remember, maintenance of your building is crucial. Check and check again that the contract with the management company is as you want it. This is your dream holiday home and we want it to stay that way!
 
NOTE:
*Property management is separate from rental management. The rental management of properties is sometimes done in-house by the development management company and sometimes by an independent rental manager. Regarding rental management, the fees are normally 15-20% of each rental booking for short term rentals and 10% of the total rental fee for long term lets.
 
 
 
Leasing Property in Thailand
MAKING SENSE OF LEASEHOLD
It’s so easy to fall in love with a property in Koh Samui. At Real Samui Properties, we specialise in selling luxury vacation residences and resort property. Many of our homes have fantastic views, infinity-edge pools and tropical gardens. Some even have spas, tennis courts and saunas. It is possible to live the dream in Koh Samui but don’t let luxury blindside you.
 
THE REAL DEAL – 30-YEAR LEASES
First of all, you need to know that a lease is the right to use a property, it does not mean that you own the land; that is owned by the freeholder. Another thing to remember is how different leaseholds are in Britain compared to Thailand. In the UK, we often have long leaseholds, usually lasting a lifetime and sometimes up to 999 years. In Thailand, leases last no longer than 30 years and if you are told any different then you need to be wary.
 
BEWARE of ‘90-YEAR LEASES’
Sometimes sellers try to make the property more attractive by suggesting the lease period is 90 years. They make this claim based on Thailand’s 30+30+30 leasehold structure. Repeat, the 30+30+30-year lease is not a 90-year lease. Under Thai law, the first 30 years of the leasehold is legally binding as it is registered with the Land Office and appears on the freehold land title document.
 
Beware however, the second two 30-year options to renew are not so straightforward. The original leasehold agreement was between the freehold owner and lessee. It is the freehold owner that grants lease renewals but to renew your lease you need the permission from the freeholder with whom you made the agreement in the first place. Given that freeholds are investment opportunities and freehold landowners often sell their land you may find yourself with a new freehold owner. Under Thai law, the new freehold owner is not under contract to renew the lease and therein may lie the problem for anyone for the 2nd and 3rd lease terms.
 
THE FREEDOM OF FREEHOLD
Fortunately, there is a way around this problem and that is to buy a leasehold with a share of freehold. Often used by developers of whole apartment blocks, this structure offers leaseholders more protection and control over future lease renewals. In order for this to work, the freehold land is owned by a Thai company. Owners of the apartments are issued with the 30-year lease (and the renewal options) but they receive shares in the Thai company that owns the freehold land. By becoming part-owners of the freehold, owners have voting rights and control over lease renewals. However, like all property deals in Thailand, it is crucial to ensure that your contract is clear and that the company that owns the freehold land is properly set up.
 
TYING UP THE LOOSE ENDS OF YOUR LEASEHOLD
There are many other considerations when you commit to a leasehold or leasehold with a share of freehold, so tread carefully.  Always remember that, even though registered with the Land Office, the lease is a rental contract. Make sure you fully understand the terms of your lease before signing and seek legal advice. If there is a breach of contract by the lessee, the lease can be terminated. Finally, leases apply to the person that signed the lease agreement. In theory when the lessee dies, the lease is terminated and there is no guarantee that their heirs will inherit the lease. It is vital to address the issue of inheritance before you proceed with the purchase of any property.
 
 
Thailand's Tourism Turns the Corner

BANGKOK, Thailand – Thailand’s tourism industry has turned the corner after a very difficult 2014, bouncing back in the fourth quarter with strong growth, according to data released exclusively at Thailand Tourism Forum 2015 by STR Global.

Held at InterContinental Bangkok and now in its fourth year, a record number of delegates totaling over 500 from throughout Asia gathered to gleam insights from industry leaders on Thailand’s tourism industry at the leading hospitality event.

The positive news for the industry was welcomed as STR’s Area Director for Asia Pacific Jesper Palmqvist revealed the staggering decline for most of 2014 with year-over-year (YoY) occupancy falling by -11.3%, mostly driven by Bangkok, which saw a decline YoY of -16.2%. This is against a backdrop of almost half the year at -20% and worst months where it was over 30% down.

However, recovery started to emerge late Q3, and in Q4 numbers really turned around for Bangkok. After the dismal start to the year, RevPAR (Revenue Per Available Room) increased by +2.5% YoY in the last quarter.

Occupancy in December for Bangkok was one of the highest ever recorded by STR Global since 2000 and when comparing quarters, Q4 2014 showed the best occupancy Bangkok has seen since 2006. Moreover, RevPAR was the second best Q4 for the last decade suggesting that six to nine months is the new recovery time norm for Bangkok.

Delegates also heard the story of Thailand’s key resort markets, where Phuket occupancy fell by -5.7% YoY and Koh Samui decreasing by -1.6%. It was positive news for Chiang Mai where occupancy decreased -4.2%, but RevPAR growth was positive, driven by upward ADR movement. Hua Hin was also able to hold rates up well but Pattaya suffered more, due to a -10% decline in occupancy YoY.

Organized by AMCHAM Thailand and leading hospitality consultancy C9 Hotelworks, Thailand Tourism Forum 2015 was opened by SC Capital Partners Founder and Chairman Suchad Chiaranussati.

Subsequent sessions featured industry heavyweight speakers from many top companies including InterContinental Hotels Group, Minor Hotel Group, ONXY Hotel Group, Centara Hotels & Resorts, Horwath HTL, Jones Lang LaSalle, QUO Global, Baker & McKenzie and Kingdom Property

Remember: Why are you buying the property?

At every stage of your property hunting process you should keep in mind the crucial question: why are you buying abroad? If you identify this right at the very beginning and then keep it in mind when deciding which country, which resort, which property, then you will be taking a big step towards making a sensible investment. If you lose sight of this for whatever reason, it could result in you buying something that is not best suited to your needs.

Take for example: if your aim is to earn enough rental income to cover you costs, then don’t assume that just because you love the peace and tranquility of a particular property that is a good three hour transfer from the airport that it will prove so popular with families seeking a holiday rental. Many families, for example, prefer to be within 60-90 minutes of an airport. After the process of airport check-in, security and flight.

Of course if you are in the enviable position of buying purely for your own enjoyment then this is a less relevant issue, but perhaps not. Suppose your circumstances change and you then need to rely on rentals; plus what about when you come to sell? Accessibility will nearly always be an Issue for buyers.

Whilst your choice of location will be important, the type of property will also matter: new-build apartments with all mod cons may not be your personal taste yet they tend to hold more appeal for paying guests, plus quirky or idiosyncratic styles or layouts maybe deter more people than they attract.

So it’s crucial you differentiate between a property that is going to be purely for your own personal enjoyment; one that is also going to need to be rented out for part of the time to pay for itself; and something that will earn you as much money as possible because it will be an income stream.

Aspect and Adjacent Land

When buying property, especially resort property, unobstructed sea views or the element of privacy can account for a significant part of the purchase price. In cities, the premium commanded by a good view is mentioned to be in the region of 20% of the purchase price; it is possibly much higher with resort properties.

Important tip: When viewing properties, it is essential to recognise the premium price represented by the view and to evaluate the risk posed to that premium. If a property is bordered by an open expanse of land with mature coconut trees waving gently in the wind, don’t assume it will stay that way forever; if your property has unobstructed sea views but the land plot in front has building regulations that would allow structures to obstruct the view, that vacant plot poses a risk to the future value of your property.

In Thailand, except for the registration of easements, there is no system for recording restrictive covenants directly over land titles to protect your property from the potential impact of construction on adjacent land; any limitation could only be set out contractually between the parties. In other words, there is no direct enforceability over land, only the threat of civil contractual penalties, and if the land is sold to a third party privity of contract is broken.

Therefore, when buying property it is essential to be familiar with the zoning laws and building regulations for the area in which you are buying property (see chapter 21). It is also important to investigate the ownership of adjacent land, together with any potential plans for development that could have a future impact on your property. It is possible for your lawyer to make relevant enquiries at the land office, although bear in mind that such enquiries might only uncover development plans that have been submitted; in other words, plans that are still on the drawing board might not be discoverable through formal enquiry. Thus, vacant land with the potential for future construction should be identified as a risk, although there are various degrees of risk. If adjacent land is semi-agricultural and in the hands of local “ancestors”, the planning process to upgrade the land and obtain the necessary permits for construction could take many years. If, however, the land title is Chanote or Nor Sor Sam Gor and is in the hands of a property developer, it may only be a matter of months. To err on the side of caution, if the land title is anything other than agricultural land or primeval jungle, assume the worst and accept that it is likely to be developed at some point in the future.

Important tip: In the excitement of viewing a property, it is crucial not to get tunnel vision, where your focus is entirely on the property to the exclusion of what is going on around it. By including the surrounding land as part of your due diligence, you will at least be aware of the potential risks posed by future construction and can take decisions conscious of these risks. Be aware also that properties sometimes come onto the market for the very reason that the owners have become aware of planned construction on adjacent land.

What happens on an adjacent land plot can and will affect the value of your property, either through obstructing the view, affecting rental income due to construction noise, or through its impact on the attractiveness of the local area. Therefore, to secure the long-term value of your property, choose a property that is not only attractive today but whose premium price is protected from the negative impact of future development.

Summary

• When buying property, especially resort property, unobstructed sea views or the element of privacy can account for a significant part of the purchase price.

• It is important to investigate the ownership of adjacent land, together with any potential plans for development that could have a future impact on your property.

• What happens on an adjacent land plot can and will affect the value of your property, either through obstructing the view, affecting rental income due to construction noise, or through its impact on the attractiveness of the local area.

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This is an excerpt from the new book “The Essential Guide to Buying Property in Thailand” – available at www.amazon.com

Building your own Property: Financial considerations

To ensure the successful completion of a construction project, it is important for cash flows and finances to be carefully planned. It is surprising how many people start construction of a property and realise only towards the end that they are running short of funds because they had simply not taken everything into account. This is one of the worst outcomes because completion then depends on cutting costs where it really matters – on finishing work such as interior décor, furniture, fixtures and fittings, and landscaping,

This chapter discusses 8 primary considerations to take into account to ensure the completion of your property.

1. Check BOQ

The first consideration is to make sure all the requirements of the project are included in the BOQ and there are no omissions. As mentioned in chapter 45, once the BOQ has been approved and contracts have been signed, any changes or additions will be treated as “variations”.

2. List specialist contractors and other costs

The second consideration is to identify all the other costs related to finishing the project. This includes the work of specialist contractors and all aspects related to the interior décor and furnishing of the property (particularly if the property needs to be in a rent-ready condition). In addition, the costs involved with the management and administration of your property for the first six months after completion should also be included in your calculations. This includes accounting fees, marketing costs and the fixed costs associated with property management (as distinct from rental management, which are generally variable costs that are covered by rental income, see chapter 118).

The chart below lists some of the items that might need to be included in the overall financial budget:

Expense item Cost
Kitchen design contractor
Kitchen appliances, equipment and utensils
Audio-visual system and electrical appliances (TVs, DVD players, speaker systems)
Utility and service connection costs (electricity, water, sewage, telephone, Internet, satellite or cable TV)
Intelligent lighting systems
Alarm systems
Interior design and furniture (including mattresses and spare beds)
Artwork
Built-in wardrobes
Outdoor furniture (such as sun loungers, dining tables and umbrellas for pool decks, terraces and balconies)
Curtains and blinds
Pest control (monthly service after completion of the property?)
Landscaping, which includes “hard” landscaping such as retaining walls and water features; and “soft” landscaping, which refers to plants and trees
Garden and exterior lighting
Entrance gate (automatic or manual)
Bed linen and towels
Legal fees, accounting fees and taxes
Marketing and advertising costs
Fixed property management costs (6 months)
Total:

It should be noted that costs related to furnishing a property are the costs that are most frequently overlooked, especially for fitted wardrobes, mattresses, bed linen and towels, and outdoor furniture.

For expense items that are not included in the BOQ, particularly those involving specialist contractors, it is necessary to arrange separate quotations to ensure they become part of your overall financial budgeting. If one or two items on the list are forgotten it may not be a big deal; if several major expense items are overlooked, they could account for a noticeable shortfall.

3. Check funds

The third step is to ensure you have sufficient funds available to cover the full contract price with the construction company, all work to be performed by specialist contractors and all the items listed in point 2.

4. Financial cushion

The fourth consideration is to make sure you have a financial “cushion”. This is essential. Although it sounds like common sense, this is the most common reason that properties don’t get finished (or are finished with budget cuts). It is sensible to set aside an extra 10-20% of the contract price to ensure you have liquidity for cost overruns or variations. 10% should be considered an absolute minimum.

There are always unforeseen costs that arise during a construction project: materials that need to be substituted at a higher cost; items that have been overlooked by the architect and the construction company; or changes that you will want to make as construction progresses (variations). If you are already stretching the limits of your financial resources, any additional costs are going to create problems. Alternatively, if financial constraints prevent you from making modifications, they will become a source of frustration.

Important tip: If you have added up the financial requirements of the project and the sum total is already close to the limit of your financial resources, you should cut 10-20% of the costs right now, before you start.

5. Prepare for making payments

Negotiating with property developers

Whenever a company is selling something, especially something of high value, there is generally a willingness to be flexible on certain issues in order to secure a deal. The extent to which issues can be negotiated with a developer depends largely on three things: the nature of the developer, the stage of completion of the project, and market conditions.

A large, publicly listed property developer often sets prices and sticks to them. In contrast, a small, privately-owned developer is often willing to compromise on virtually any issue to make a sale. For a financially strong property developer, the odd deal might not be important, while for a small developer the next sale could effectively make or break the project.

With regard to the stage of completion of a project, developers are often willing to be flexible when a project is first launched in order to sell the first few units and get the ball rolling. Indeed, special incentives are often used to encourage initial purchasers. Alternatively, a developer might be more flexible towards the end of a project when the units remaining tend not to have the best view or location. Sometimes a developer wants to unload the remaining units so that a “sold out” sign can be turned into a public relations event or press release.

Market conditions obviously influence a developer’s willingness to negotiate; while poor market conditions and periods of slow sales have a tendency to encourage promotions, special payment terms or lower prices, a hot property market or a successful project launch often leads to reduced flexibility and increasing prices.

However, when approaching the purchase of an off-plan property, purchasers should be aware that published prices, terms and conditions are not always set in stone, despite initial appearances, and many issues are indeed open to negotiation if approached in the right manner, under the right circumstances.

This chapter discusses 9 potential topics for negotiation with off-plan developers. It might also be used as a checklist for potential negotiations. However, before approaching negotiations with a developer, due to the fact that negotiations take place against the backdrop of changing market conditions and the stage of completion of a project, it is important to do your homework. Therefore, at a minimum, it is helpful to find out the following information:

• How many units or the percentage of units that have already been sold?
• When was the project launched (and therefore how long has the development been selling)?
• What is the feel of the sales office: is it a hive of activity or is it empty except for one bored salesperson reading a newspaper in the corner?
• Are sales targets and expectations being met?
• Ask local lawyers if the project is selling well.
• Ask property agents if the developer is generally flexible on terms.

The more information you have to start with, the better you will be able to assess your position in potential negotiations.

1. Price

To successfully negotiate with a developer, it must be understood that the issue of pricing from the developer’s perspective is typically an issue of maintaining consistency. If a developer separately negotiates the purchase price with each customer, customers will get upset if they find out a neighbour bought their property at a lower price. By engaging in direct negotiations on purchase price, a developer opens himself to potential conflict and affects their reputation for fairness. Lack of consistency in pricing also tends to encourage further negotiations.

Thus, in order to negotiate on price, it is often necessary to give the developer a legitimate reason (or excuse), which can be used in good faith to justify a price difference to other customers if the issue is raised. One valid method is the purchase of more than one property (or as referred to by investors as the purchase of multiple units). Developers are habitually open to price negotiations when they can sell more than one unit at the same time. While this is a strategy that is generally not open to most property purchasers, if you know a friend or relative who is also looking to buy property, it is often possible to negotiate a discount together.

Another way to provide a legitimate reason to the developer for discounting the price is to modify the payment terms in a way that is beneficial to the developer. For instance, “if you discount the price by 5%, then I will increase the first payment from 15% to 45%” . At the early stages of a project, smaller, less well-funded developers will obviously be more receptive to this approach than larger, well-funded companies.

If you are not an investor seeking to purchase multiple properties and you are not willing to pay more of the purchase price in advance, it might still be possible to negotiate on price with a developer if the market is flat, sales are slow, or if you are among the first or last buyers. It might also be possible to compare the attributes of various properties within the same development and make a lower offer for a property that has less spectacular views or is further away from amenities or closer to communal areas (and noise) .

Another method is to perform market research and present it in such a way that it can reasonably justify the developer’s acceptance of a lower price. For instance, after researching comparable developments you might realise that other developments are asking 80,000 Baht (US$ 2,650) per square metre, while the project of interest is priced at 100,000 Baht (US$ 3,300) per square metre for no reason that you are able to discern. If a competitor of the developer is carrying out a special promotion or offering a special discount on another project, this might be another tool to use for negotiating a discount.

A developer will then attempt to justify the higher price by explaining the different features, materials or superior location; however, approaching a price negotiation based on sound research and actual comparables is hard to refute.

However, as already noted, due to the issue of consistency and the reluctance of developers to engage in direct price negotiations, it is often better to obtain “discounts” surreptitiously or indirectly via other means, such as free furniture packages, upgrades, higher rental returns, or by having the developer cover travel or accommodation related costs.

2. Furniture packages

Furniture packages are perhaps the most obvious starting point for negotiations with a developer. In fact, property developers often put together furniture packages for the very purpose of using them as marketing tools or concessions to be used in negotiations.

Furniture packages are often used by a developer in combination with a time limit; for instance, “free furniture packages for purchasers paying reservation deposits before the end of the month”. Alternatively, furniture packages are used to facilitate initial sales, for example, “the first five buyers receive free furniture packages”.

However, such sales tools can easily be hijacked and can be used with equal effectiveness by purchasers not qualifying according to the developer’s terms. For example, “we will pay a deposit today if you include a free furniture package”. Perhaps more effective: “we have narrowed our choice down to two off-plan developments. If you include a furniture package, we will choose this one and pay a deposit today”.

Bear in mind that there are often different furniture packages at different price levels with different material specifications. This lends itself to the negotiation of specific items within a furniture package, such as outdoor furniture for the pool deck and sala, a full range of kitchen equipment and appliances, or a complete rent-ready furniture package including towels and linen.
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This is an excerpt from the new book “The Essential Guide to Buying Property in Thailand” – available at www.amazon.com

Ownership Options for Foreign Buyers of Thai Houses

Thai law states that foreigners cannot own land, they can own buildings only. So, if a foreigner wants to buy a house, (or duplex/townhouse), which includes land, he has two basic ownership options for acquiring the land.

1. Set up a carefully structured Thai limited company to hold the freehold of the land

The freehold of the land is put in the company name. The minimum requirement for the company is for two Thai shareholders. These Thai shareholders will be provided by the lawyer setting up the company. The foreign buyer is made a director, and a shareholder, in the company. You can also have more than one foreign shareholder or director but the total foreign shareholding must not exceed 49%. Crucially, there are a number of protective measures always put in place by the lawyer setting up the company to create a very safe structure for the foreign directors. These give the foreign directors complete control and they typically include, but are not limited to, the following: the foreign director(s) is the only officer who can commit or bind the company in any contractual dealings; the director’s shares are preference shares and hold 10 times the voting rights of the nominal shares, giving the directors 90% of the voting power; when the company is set up, all of the Thai shareholders sign an open dated share transfer form. This means that they can all be signed out and replaced with other shareholders whenever the foreign director(s) wishes.

The company owns the freehold of the land and the investor(s) is free to build on the land, sell or lease property and transfer their rights to next of kin.

Note: The company must comply with the law and money should pass through the company books, shareholder meetings must be held, minutes of meeting prepared, and yearly accounting must be filed. But a good local accountant can take care of all of this for you. It is easy to put some expenses for running the property through the company books. The accountant will also submit annual accounts for a typical fee of around 20,000 THB.

2. Lease the land on a rolling 30 year lease

An alternative to setting up a Thai limited company is for the foreigner to purchase a 30 year lease for the land. Options to renew the lease for 2 further periods of 30 years are built into the contract. The contract can also include a fixed option to purchase the freehold whenever the foreigner wishes.

Note: The house itself (i.e. the building) can be owned directly by the foreign buyer. But, if the freehold of the land is held in a Thai company, then the house will typically be held in the same company. This is for reasons of tax efficiency and ease of resale.