Investment potential
Est. rental income ≈ ฿1.1M/year (gross, at 55% occupancy · ฿5,651/night in Madeau Wan)
Gross yield 9.9% · Net yield 4.4% · Payback ~22.7 yrs
Indicative estimate (district short-let medians, modelled occupancy) — not a guarantee.
rightwaygroup.co/object/RW-0622 · WhatsApp +66843627784 · hello@rightwaygroup.co · Koh Phangan, Thailand
RW-0622 · House
What we check before listingA villa of the highest quality in the middle of the island
≈ 16% below the Madeau Wan average asking price
See ROI projection →About this property
A home in the heart of the island.
Central and well-connected.
- Freehold
Why this one
Freehold-eligible
Available for direct ownership via Thai company or transfer to qualifying buyers — clean exit path.
Specifications
Pricing
- Asking price
- ฿11,500,000
Property
- Type
- House
- District
- Madeau Wan
- Zone
- Green
Legal
- Tenure
- Freehold
Infrastructure
- Electricity
- No
What it costs to buy
The honest math for this property — standard Land Office rates and typical professional fees, beyond the asking price.
| Item | Typical cost |
|---|---|
| Land Office transfer fee2% of appraised value — commonly split between parties | ≈ ฿115K–฿230K |
| Independent lawyer (due diligence, contracts, transfer) | 80K–150K THB |
| Licensed surveyor (GPS boundary check) | 15K–30K THB |
| Translation & notarisation | 5K–15K THB |
| Structural inspection (built property) | ~30K THB |
| Typical total beyond the price | ≈ ฿245K–฿455K |
Specific Business Tax, withholding tax and most transfer costs fall on the seller by law and practice — they are not on this list.
Indicative figures. We confirm the exact breakdown for this property before you commit to anything.
Good to know
Can I build on RW-0622 in Madeau Wan?
RW-0622 is in a rural & agricultural zone.
Low-density homes and agritourism. A private villa is typically allowed; dense or commercial development is not.
Before you build, check: Agricultural zone — confirm a private villa is permitted (and the title is not Sor Por Kor, which can't be built on).
Exact height, footprint, setbacks and permitted use are confirmed in our due diligence before any deal.
How is buying a villa different from buying land?
Three structural differences:
- Foreigner can own the building (villa, house) outright in personal name via a buildings-only transfer. The land underneath still requires one of the indirect structures.
- Two separate transactions typically — one for the land (via lease or company), one for the building (registered in your name at the Land Office).
- Inspection scope differs. A villa requires building-condition assessment (structure, roof, electrical, plumbing), not just title verification. Land requires boundary and zoning verification.
Cost-wise, a villa transaction has more line items (building inspection, structural engineer, possibly architect for renovation plans) but the land-side fees are similar to a land-only deal.
What's the difference between Freehold and Leasehold?
Freehold = perpetual ownership. The land Chanote (title deed) is registered to the owner forever. For Thais — direct ownership. For foreigners — through a Thai company (51% Thai-owned minimum) or other indirect structure.
Leasehold = right to use the land for a fixed period, usually 30 years (the legal maximum for one lease term), often with extension options. The land Chanote remains in the lessor's name. The foreigner gets a registered lease at the Land Office, which is enforceable.
Trade-offs:
- Freehold via company — higher upfront cost, ongoing accounting (~30–50K THB/year), but resale value typically higher.
- Leasehold — lower upfront, no company maintenance, but resale depends on remaining lease term. A villa with 8 years left on its lease is harder to resell than one with 28 years.
Do I need to be physically present in Thailand to buy?
For most of the process, no. For the Land Office transfer day itself, presence is strongly preferred but not absolutely required.
Can be done remotely:
- Initial property research, photos, virtual tours
- Due Diligence (lawyer and Right Way handle)
- Contract review and signing (DocuSign or wet signature by mail)
- Funds transfer
Strongly prefer in-person:
- At least one viewing trip — virtual tours don't reveal everything (smells, sounds, neighbours, road quality, mosquitoes).
- Land Office transfer day — your physical signature on the Chanote registration. If unavoidably absent, requires a notarised Power of Attorney (PoA) signed at a Thai embassy in your home country, valid for 30 days.
Right Way's experience: ~80% of completed transactions involve buyers physically present at transfer; 20% via PoA. Both work; in-person is smoother.
Location
Madeau Wan · Koh Phangan, Thailand
- Haad Chao Phao ≈ 3.5 km
- Thong Sala ≈ 3.9 km
- Koh Phangan Hospital ≈ 1.1 km
What you can build here
Zone:Rural & agricultural
Estimated build limits
- Allowed use
- private villa / house
- Max height
- 12 m
- Max plot coverage
- 70%
- Setback from boundary
- ≥ 2 m (walls with windows) · ≥ 0.5 m (blank wall, eaves)
- Hotels must leave ≥ 50% of the plot as green space.
- Developments of 10+ units need wastewater treatment.
Based on: ~2032 m to sea · ~41 m elevation · ~7° slope (estimated)
Source: Thai Building Control Act (Ministerial Reg. 55) + MNRE environmental protection regulation for Surat Thani (Ko Samui / Ko Phangan / Ko Tao, in force 21 May 2025) — indicative, confirmed in due diligence.
- Permitted use
- Low-density homes and agritourism. A private villa is typically allowed; dense or commercial development is not.
Check before you build
- Agricultural zone — confirm a private villa is permitted (and the title is not Sor Por Kor, which can't be built on).
Indicative. Zone use is read from the Phangan city-plan; the precise limits come from the May-2025 environmental protection law applied to the estimated sea distance, elevation and slope. The exact figures for this plot are verified in our due diligence before any offer.
Investment outlook
Project this property's value over time. Set your own growth outlook — every figure is illustrative.
Your assumptions
Pre-filled with typical Koh Phangan figures — adjust to your case.
For land: Phangan median ≈ ฿6.95M/rai (across current listings)
Growth & horizon
Presets from TH house-price index (BoT/REIC) + Phangan demand premium (2026). An indicative band — adjust to your own outlook; not a forecast.
Rental income
Rental assumptions
Projected value in 10 years
฿18,732,288
Total ROI
+116.4%
Projected value in 10 years
฿18,732,288
Deal scoreStrong≈ ฿13,938,582 in today's money
Strong.beats a bank deposit by ฿11.42M · profitable on resale from year 1.0 · CAGR +8%/yr.
Total ROITotal profit over the whole period as a % of the cash you put in.
+116.4%
CAGR / yearThe smoothed average annual growth rate of your money.
+8%
Net profit
฿14.06M
Real CAGR, net of 3% inflation: +4.9%/yr
Cap rateYear-1 net rental income as a % of the purchase price.
+6%
Cash-on-cashYear-1 net cash as a % of the cash you actually invested.
+5.7%
Gross yieldYear-1 gross rent as a % of total invested, before costs.
+12.1%
Turns a profitThe year a resale would first clear your costs and show a profit.
Year 1.0
vs a bank deposit
฿11.42M more than the bank over 10 years
฿2.38M more than an index fund
Break-even vs the bank
At about 5% occupancy this matches the bank deposit — above it, the property wins.
Properties for this budget
Around ฿11.50M — 3 matches
Find properties for this budget
Illustrative projection based on the assumptions you enter — not a forecast or guarantee of future returns. Currency conversion is for display only; figures are computed in THB. Speak with Right Way for a property-specific assessment.
