Phuket property for yield investors.
Yield-first investors looking for Phuket's strongest cash-on-cash returns. Mario Costa runs a separate diligence sheet for yield clients, focused on net (not gross) and rental track record, not marketing brochure numbers.
What net yield looks like across Phuket
Mario publishes the working ranges for net rental yield (after service charge, agency, vacancy) by community: Kata and Patong 7.0 to 8.5 percent, Cherngtalay 6.5 to 8 percent, Kamala 6.5 to 8.5 percent, Surin 6.0 to 7.5 percent, Bang Tao 5.5 to 7 percent. The yield premium in Kata/Patong is the trade-off for less prestige and slightly weaker capital appreciation runway.
What kills a stated yield in practice
Service charge. The single biggest line item. A Kamala 1-bed listed at 7.5 percent gross drops to roughly 5.2 percent net once 22 THB/sqft service charge, 5 percent annual agency fee, and one-month vacancy allowance come off. Mario's pricing sheet always shows net at the bottom. If a property only has gross yield published, it's marketing, not analysis.
Where Mario sends yield buyers first
Kata, Patong, Cherngtalay, Kamala (specific buildings, not the whole community), Surin entry-tier 1-beds. Short-term rental potential on Bang Tao and Kamala branded units shifts the math upward but adds management complexity, so Mario walks short-let math separately.
The yield-investor diligence stack
Real Land Office-approved service charge per sqft for the specific building, not the community average. Tenant placement timeline (typical 30 to 60 days for ready properties in Kamala and Kata). Building management quality (Mario maintains a tier list and won't recommend buildings in the bottom tier even at attractive yield). Net yield calc with realistic vacancy (one month per year minimum) and 5 percent agency fee.
Want the team's read on your specific brief?
Every conversation starts with a 30-minute call to understand goals, budget, and timeline. No pitch, no pressure.