Case: villa in Bang Tao for rent in 45 days

Investments in real estate on Phuket are often perceived as long-term story. But with correct approach object can start bringing income already after month and a half after purchase. Real case: client of Harmony Ocean Property purchased villa in Bang Tao, and already 45 days after registration of ownership right object was ready for rent and found first tenants.

Client A., Moscow. Budget 35–40 million baht, income in baht, without relocation.

Request

3 bedrooms, swimming pool, to beach 15 min, resale with furniture, net from 4.5%.

Selection

villas Bang Tao / Layan
2 eliminated — prohibition of short-term
Choice of resale with furniture
DD 9 days

Transaction

Deposit 300 thousand, escrow, 22 days registration.

Rent

Management company from pool of Harmony Ocean. Photos 18 days. First booking — day 45.

8 months

Gross 7.1%, net 5.2%. Second object plans in Layan 2027.

One case, not guarantee of yield for all objects.

Initial request

Client A. from Moscow, 2025. Budget 35–40 million baht, goal — income in baht without relocation, horizon of ownership 7+ years. Important: three bedrooms, swimming pool, to beach no more than 15 minutes, resale with furniture, net yield from 4.5%.

Selection stage

For two weeks selected six villas in Bang Tao and Layan. Two eliminated immediately: in rules of village short-term is prohibited. Another one — disputed boundary of plot. Finalist — resale of 2019 with quality furniture and active rental history.

Due diligence

Nine days: check of chanote, encumbrances, rules of juristic person, engineering inspection of roof and swimming pool, request of P&L from previous owner through management company. Critical remarks not identified, bargaining 4% of declared price.

Transaction and registration

Deposit 300 thousand baht on escrow account of lawyer. Contract of purchase and sale in Thai and English. Full settlement before registration in Land Office. Registration of right — 22 days from deposit.

Launch of rent

Management company from pool of Harmony Ocean. Update of photos and descriptions — 18 days. First booking on 45th day after registration. Client received monthly report in application of management company.

Result for 8 months

Gross 7.1%, net 5.2% after all expenses. High season exceeded plan, May–June — decline, as we allocated in model. Client plans second object in Layan by 2027.

One case does not guarantee such yield for any object — we always calculate for specific villa.

Mistakes that were avoided

Almost bought villa with beautiful view, but prohibition on nightly rent — refused at stage of DD. Second candidate required replacement of septic tank for 400 thousand baht — used in bargaining.

Lessons of case

• Furniture in resale saves 2–3 months to first booking
• Rules of village more important than view from window
• Realistic net 5% better than promised 9% on paper
• Management company with reporting more important than «lowest» commission

Similar request?

Describe budget and goals — we will analyze how applicable this scenario is to your situation.

Bang Tao is one of few districts of Phuket where demand for rent of private villas remains stable all year round. Here are combined developed infrastructure, proximity to beach and high tourist activity. But for villa to start working quickly, it is necessary to correctly choose object, organize management and launch marketing without delays. Harmony Ocean Property accompanied client at all stages, so that he received income in short time.