Real rental yield in Phuket 2026 by area: numbers without the marketing gloss

Three metrics not to confuse. Gross yield = annual rental income / property price — useful for a quick sanity check, but misleading. Net yield = (income − management − service charge − taxes − downtime − wear) / total transaction cost. Cash-on-cash return factors in staged payments and equity actually deployed at the moment — the most honest metric for an off-plan investor.

Total transaction cost often lost in models: transfer fee and sinking fund at registration, wire fees, furniture (400–800k THB for a 1-bed), first service charge cycle, early months without tenants, insurance and furniture depreciation.

The main yield killers: management fee 20–25% of gross, service charge 50–90 THB/m²/month, 15% non-resident withholding tax on gross, repairs and refresh every 3–5 years, low-season void periods.

Bang Tao is the epicentre of international rental demand on Phuket. Boat Avenue, Porto de Phuket, endless dining, golf clubs, Layan next door. Year-round demand from Asia, Europe, the Middle East and domestic tourism.

Gross yield: 8–12% off-plan, 6–9% completed. Net yield after everything: 5–8%. Occupancy: 75–85% p.a. under professional management. ADR (average daily rate): 3,500–7,500 THB for a 1-bed, 8,000–15,000 THB for a 2-bed lakefront.

Notable feature: a genuine shoulder season — solid performance May–October, not only in winter. Quickest resale liquidity on the island. The default off-plan investment destination.

Layan is the quiet enclave between Bang Tao and Cherng Talay. Lower new-build density than Bang Tao, so prices grow faster. Higher-end guest, longer stays, less short-term turnover.

Gross yield: 7–10%. Net yield: 5–7%. Occupancy: 70–80%. Average stay length: 2–4 weeks (against 3–7 days in Patong) — much lighter operational load.

Capital appreciation: 6–10% p.a. with a strong developer. Best district for long-term hold.

Laguna is Phuket's oldest integrated resort estate (Banyan Tree, Angsana, Cassia, Dusit). Private beaches, golf, international clinic, school, family infrastructure.

Gross yield: 6–9%. Net yield: 4–6%. Occupancy: 80–90% — the most predictable demand on the island. Higher entry ticket, lower yield, but minimum risk.

Track record: in 25+ years of the estate's operation not a single project has traded down on resale. This is effectively Phuket's low-risk safe haven.

Nai Yang sits on the north-west coast next to Sirinat National Park. Direct beach access with no permanent build-up, 15 minutes from the airport — critical for short stays. Young market with a low base and material upside.

Gross yield: 9–12% off-plan (low base, high potential). Net yield: 6–8%. Occupancy: 65–75% — sharper seasonality than Bang Tao. Peak season: November–April.

Main risk: the market is young, resale liquidity is thinner than Bang Tao/Layan. Best fit: mid-term hold (5–7 years) for rental income.

Cherng Talay borders Bang Tao — derivative demand with yields close to Bang Tao at a slightly lower entry. Kamala — premium villas, harder for short-term rental.

Kata, Karon, Patong — the historic tourism core. Pros: established demand, lower entry. Cons: aged stock, high competition, short average stays, ADR below Bang Tao/Layan.

Gross yield: 5–8%. Net yield: 3–5%. Works well for buy–renovate–resell, poorly for pure buy-and-hold rental.

1-bedroom condo in Bang Tao, off-plan, 5.5M THB. Annual gross rental income: 480k THB (gross yield 8.7%).

Deduct from gross: management fee 25% (−120k), service charge (−30k), 15% non-resident withholding on gross (−72k), reserve for repairs and downtime (−30k). Net income: 228k THB — net yield 4.1%.

The 'guaranteed 6–7% on cost' quoted by hotel-managed programmes is not net yield — it's a fixed coupon, often only for years 1–3 or 1–5. Always ask which metric a number refers to.