Phuket rental yield calculator: net yield after costs and the occupancy your target needs
The income after costs and the occupancy your target needs. Enter your own conditions or open a teaching example. All amounts are in Thai baht.
Your scenario
Get 3 condos matched to your budget
Tell us your budget and a district: our agent in Phuket sends three condos with their asking prices and the asking rents in the same projects, so you can put real figures into this calculator. We reply in English or Russian.
Our own figures to start from
The median asking price of a 1-bedroom condo in our sample is THB 2,990,000 (release of 1 October 2026, the full price table); the median asking rent of a 1-bedroom condo is THB 20,000 a month (199 listings) (15 October – 28 October 2026), on Phuket long-term rentals; over 118 project-and-bedroom pairs the median gross yield is 8.3% (gross yield in the same projects). Type the price and the rent into the fields above and replace the cost fields with the figures of the building you are looking at.
How do I calculate the yield of a Phuket condo after all costs?
Start from the full entry price, not the advertised percentage: take the asking price and the sample size from the price table, add the confirmed costs of the purchase, then set the rent, the occupancy, the CAM, the management fee and a yearly reserve.
What exactly the model counts
Effective rent a year = rent a month × 12 × occupancy. Gross yield = effective rent ÷ all money invested. Net cash flow = effective rent − management fee − CAM − other costs. Net yield = net cash flow ÷ all money invested. The payback is shown only when the net cash flow is positive.
How do I check a promise of 8% a year from a Phuket condo?
Which occupancy a given yield needs
Occupancy = (target yield × all money invested + fixed yearly costs) ÷ (rent a month × 12 × (1 − the management share)). Percentages in the formula are used as shares: 8% = 0.08. If the answer is above 100%, the target is out of reach on these inputs — recheck the entry price, the rent or the costs.
Teaching example: 8% and the full entry price
With THB 5,000,000 invested, rent THB 45,000 a month, 75% occupancy, 20% management and other yearly costs of THB 80,000, THB 244,000 a year is left — 4.88%. For 8% on the same inputs the occupancy needed is 111.11%. This is a calculation on chosen numbers, not an area statistic and not an income forecast. If a seller's calculator shows more, check the rent, the occupancy and the list of costs in its inputs.
Which documents and figures to ask the management company for before buying a Phuket condo to let?
Collect the full entry price from the deal documents; confirm the rent and the occupancy with the history of the specific unit or the management company's written offer. Before calculating, ask for and keep before you this list of eight items:
- SPA or draft sale contract with annexes and the payment schedule.
- Registration and bank-transfer terms — the estimate of the deal's fees.
- The legal due-diligence report.
- The furniture and finishing budget.
- The CAM invoice or rate from the condominium juristic person — per year.
- The management agreement with its commission.
- The tax and insurance calculation for your ownership structure.
- The unit's rental history or the management company's written offer with occupancy over several seasons.
How does the yield of a Phuket condo change with vacancy and higher management costs?
Compare three scenarios
Make a low, a base and a high scenario. In the low one cut the rent and the occupancy and add vacancy and repairs. In the base one use confirmable history without peak holiday rates. The high scenario serves to check the potential, but it must not be the only basis for a deposit.
Yield at different occupancy
A teaching calculation on the same inputs as «In short»: all money invested THB 5,000,000, rent THB 45,000 a month, management 20% of the rent, other costs THB 80,000 a year (CAM THB 30,000 and taxes, insurance, repairs THB 50,000). This is a calculation on chosen teaching numbers (decision W15), not an area statistic and not an income forecast.
| Occupancy | Effective rent | Left per year | Yield after costs |
|---|---|---|---|
| 50% | THB 270,000 | THB 136,000 | 2.72% |
| 60% | THB 324,000 | THB 179,200 | 3.58% |
| 75% | THB 405,000 | THB 244,000 | 4.88% |
| 90% | THB 486,000 | THB 308,800 | 6.18% |
| 100% | THB 540,000 | THB 352,000 | 7.04% |
Formula: yield after costs = (rent a month × 12 × occupancy − management − other costs) ÷ all money invested; management is 20% of the effective rent (the year's rent with occupancy), other costs are CAM and taxes, insurance, repairs a year.
What stays outside the calculator
The model does not forecast the exchange rate, the growth or fall of the unit's price, future short-term-rental rules, the owner's tax status, major repairs and the costs of selling. Those factors are checked separately. To compare areas go to Phuket areas for buyers; what a purchase and a resale cost in official fees and taxes is on Phuket property investment; confirm legal and tax figures with a specialist on the date of the decision.
Questions and answers
How do I calculate the yield of a Phuket condo after all costs?
Start from the full entry price, not the advertised percentage: the asking price and the sample size from our price table, plus the confirmed costs of the purchase. Then set the rent, the occupancy, the CAM, the management fee and a yearly reserve. The calculator counts the effective rent a year, the gross yield, the net cash flow and the net yield — the four formulas printed in «How it is calculated».
How do I check a promise of 8% a year from a Phuket condo?
Turn the promise into inputs: the price, the rent, the occupancy and every yearly cost. The calculator shows which occupancy the target yield needs and the ceiling at 100% occupancy; if the needed occupancy is above 100%, the target is out of reach on those inputs. If a seller's calculator shows more, check the rent, the occupancy and the list of costs in its inputs.
Which documents and figures to ask the management company for before buying a Phuket condo to let?
Eight items: the SPA or draft sale contract with annexes and the payment schedule; the registration and bank-transfer terms with an estimate of the deal's fees; the legal due-diligence report; the furniture and finishing budget; the CAM invoice or rate per year; the management agreement with its commission; the tax and insurance calculation for your ownership structure; the unit's rental history or the company's written offer with occupancy over several seasons.
How does the yield of a Phuket condo change with vacancy and higher management costs?
The occupancy table on this page runs the teaching inputs from 50% to 100% occupancy: the yield after costs moves with every empty month, and the management fee is a share of the rent actually collected. Compare a low, a base and a high scenario before a deposit. Currency moves, price growth or fall, future short-term-rental rules, the owner's tax status, major repairs and resale costs stay outside the model.
Where to go next
- Phuket long-term rentals — asking rents by bedrooms and area, gross yield in the same projects.
- Phuket property investment — the resale taxes at the same official rates and the promises to check against data.
- Phuket property prices — budgets, bedrooms and districts from our own sample.
- Phuket condo purchase costs calculator — the state payments of the deal at official DOL and RD rates.
- Phuket area quiz — two or three areas for your answers, with a budget mode.
- Russian version: Доходность квартиры на Пхукете: калькулятор и цель 8%.