rightwaygroup.co/object/RW-P0001 · WhatsApp +66843627784 · hello@rightwaygroup.co · Koh Phangan, Thailand
RW-P0001 · Project
What we check before listingAtmos Villas (1BR pool villa)
About this property
Why this one
Quiet location
Away from nightlife and through-traffic — the kind of plot people buy for retirement or family.
Specifications
Pricing
- Asking price
- ฿4,490,000
Property
- Type
- Project
- District
- Hin Kong
Legal
- Tenure
- Leasehold
- Lease term
- 30 years
Features
- On site
- Quiet location · Private pool · Parking
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 |
|---|---|
| Lease registration fee1.1% of the total lease value — commonly split | ≈ ฿25K–฿49K |
| Independent lawyer (due diligence, contracts, transfer) | 80K–150K THB |
| Licensed surveyor (GPS boundary check) | 15K–30K THB |
| Translation & notarisation | 5K–15K THB |
| Typical total beyond the price | ≈ ฿125K–฿244K |
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
How long does a typical purchase take from start to finish?
A typical timeline for a foreign buyer purchasing land on Phangan:
| Phase | Duration | Activities |
|---|---|---|
| Search & initial viewings | 1–4 weeks | Shortlist, photos, virtual tours, first viewing trip |
| Selected property → DD start | 1 week | Verbal/written intent, ~5–10K THB hold deposit |
| Due Diligence | 3–6 weeks | Title search, GPS survey, zoning verification, structural (for villas), owner verification |
| Negotiation & contract | 1–2 weeks | Price finalisation, SPA draft, lawyer review |
| Funds transfer & closing | 1–3 weeks | Bank transfer, signing, Land Office transfer |
| Total | 8–16 weeks | ~2–4 months end-to-end |
Fast scenarios (clean Chanote, buyer present, no negotiation): ~6 weeks. Slow (company setup, currency issues, contested title): 6+ months.
What happens if I want to back out mid-process?
Depends on the stage:
- Before any deposit — no consequence, but professional courtesy is to communicate clearly with Right Way and the seller.
- After holding deposit (~5–10K THB) but before SPA signing — the holding deposit is usually forfeited (it's small, designed for this). No further liability.
- After SPA signing, before transfer — contract terms govern. Most SPAs we draft include buyer-protection clauses — if DD reveals serious title issues, the buyer's deposit is refunded. For buyer-side change of mind without cause, deposits (typically 10% of price) may be forfeited.
- After transfer — the property is yours. Backing out means a re-sale, with all costs and time involved.
Good practice: be transparent with Right Way and the seller's lawyer as soon as doubts arise. We help renegotiate, delay, or unwind cleanly. Surprises at the last minute damage relationships and cost more.
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.
Investment outlook
Project this property's value over time. Set your own growth outlook — every figure is illustrative.
Quick start
Your assumptions
Pre-filled with typical Koh Phangan figures — adjust to your case.
Presets from TH house-price index (BoT/REIC) + Phangan demand premium (2026). An indicative band — adjust to your own outlook; not a forecast.
A leasehold's resale value falls as the term runs down — we discount the projection by the remaining years of the lease.
Construction & payment plan
30% paid in instalments during construction. Price growth above applies after handover. “Years” is the total horizon from contract.
Projected value in 10 years
฿5,085,894
Deal scoreWeak≈ ฿3,784,383 in today's money
Weak.trails a bank deposit by ฿837K · profitable on resale from year 1.0 · CAGR +0.1%/yr.
Total ROITotal profit over the whole period as a % of the cash you put in.
+1.4%
CAGR / yearThe smoothed average annual growth rate of your money.
+0.1%
Net profit
฿66K
Real CAGR, net of 3% inflation: -2.8%/yr
Value at handover
฿5.16M
IRR / yearAnnualised return that accounts for when each payment is made.
+0.2%
Total invested
฿4.71M
Turns a profitThe year a resale would first clear your costs and show a profit.
Year 1.0
vs a bank deposit
฿837K less than the bank — try a higher growth rate or longer horizon
฿3.81M less than an index fund
Break-even vs the bank
At about 7.1%/yr growth this matches the bank deposit — above it, the property wins.
Illustrative projection based on the assumptions you enter — not a forecast or guarantee of future returns. Leasehold value is discounted by the remaining lease term (a simplified linear model). Currency conversion is for display only; figures are computed in THB. Speak with Right Way for a property-specific assessment.
