Investment potential
Est. rental income ≈ ฿768k/year (gross, at 55% occupancy · ฿3,826/night in Ban Nai Suan)
Gross yield 6.1% · Net yield 1.6% · Payback ~62.2 yrs
Indicative estimate (district short-let medians, modelled occupancy) — not a guarantee.
rightwaygroup.co/object/RW-V0001 · WhatsApp +66843627784 · hello@rightwaygroup.co · Koh Phangan, Thailand
RW-V0001 · Villa
What we check before listingThe Concrete Sanctuary — Architect-Designed Jungle Villa in Ban Nai Suan
About this property
Why this one
Chanote title
The strongest form of land title in Thailand. Boundaries are GPS-surveyed and registered with the Land Department.
Freehold-eligible
Available for direct ownership via Thai company or transfer to qualifying buyers — clean exit path.
Move-in ready
Recently completed — no renovation, no permits, no waiting.
Quiet location
Away from nightlife and through-traffic — the kind of plot people buy for retirement or family.
Specifications
Pricing
- Asking price
- ฿12,500,000
Property
- Type
- Villa
- District
- Ban Nai Suan
- Built area
- 800 m²
Legal
- Document type
- Chanote
- Tenure
- Freehold
Building
- Bedrooms
- 3
- Bathrooms
- 3
- Built
- 2025
- Condition
- New
Features
- On site
- Jungle view · Quiet location · Private pool · Parking
Infrastructure
- Electricity
- Yes
- Water
- Well + storage tank
- Internet
- Fibre optic (3BB / AIS)
- Road access
- Public road (packed dirt; gravel near house)
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 | ≈ ฿125K–฿250K |
| 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 | ≈ ฿255K–฿475K |
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 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
Ban Nai Suan · Koh Phangan, Thailand
- Baan Kai ≈ 2.1 km
- Thong Sala ≈ 2.8 km
- Koh Phangan Hospital ≈ 2.7 km
What you can build here
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: ~1870 m to sea · ~28 m elevation · ~2% slope (estimated)
Source: Thai Building Control Act (Ministerial Reg. 55) + Koh Phangan city plan (Ministerial Reg. B.E. 2558, amended B.E. 2566) + MNRE environmental protection regulation for Surat Thani (Ko Samui / Ko Phangan / Ko Tao, in force 21 May 2025) — indicative, confirmed in due diligence.
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
฿26,986,562
Total ROI
+155.6%
Projected value in 10 years
฿26,986,562
Deal scoreStrong≈ ฿20,080,537 in today's money
Strong.beats a bank deposit by ฿17.55M · profitable on resale from year 1.0 · CAGR +9.8%/yr.
Total ROITotal profit over the whole period as a % of the cash you put in.
+155.6%
CAGR / yearThe smoothed average annual growth rate of your money.
+9.8%
Net profit
฿20.42M
Real CAGR, net of 3% inflation: +6.6%/yr
Cap rateYear-1 net rental income as a % of the purchase price.
+5.3%
Cash-on-cashYear-1 net cash as a % of the cash you actually invested.
+5%
Gross yieldYear-1 gross rent as a % of total invested, before costs.
+11.1%
Turns a profitThe year a resale would first clear your costs and show a profit.
Year 1.0
vs a bank deposit
฿17.55M more than the bank over 10 years
฿7.73M more than an index fund
Break-even vs the bank
This beats the bank across the whole sensible range of assumptions.
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.
