True Yield calculator
The same model we apply to every property in the collection: two seasons, real occupancy and every owner expense. Move the sliders — the numbers update instantly.
From gross income to money in your account
Why the brochure’s 8–10% becomes 4.33%
The brochure is not lying — it simply stops halfway. A gross yield of 8.49% on a $500,000 villa is a real number: 223 occupied nights a year, 61% average occupancy, two seasons at different rates. But that is the property’s revenue, not your income.
Then come the deductions the brochure never mentions. The management company takes 25% of revenue — $10,615 — for bookings, check-ins, cleaning and sales channels. Utilities, pool and garden care, minor repairs with furniture wear and insurance cost another $10,183 a year. In total: minus $20,798, almost half of gross income.
What remains is $21,662 a year — an operating 4.33% net. And that is still not the end: rental income tax (on 70% of gross rent) and the Land & Building Tax take another ≈$3,200, while the purchase itself cost not $500,000 but ~$535,000 — transfer fee, sinking fund and the lawyer. The honest bottom line: $18,440 a year, 3.45% on invested capital.
We show this number before the deal, not after it: that is how people who count choose a property. Capital growth in prime zones — another 5–9% a year — comes on top, and we never mix it into the rental yield: the calculator has a separate “Total return over the holding period” module for that.
The calculation is indicative — neither an offer nor a guarantee of income.
How to Buy in Phuket Without Losing Money
Six points of the deal where foreigners lose deposits: reservation, due diligence, leasehold vs freehold, off-plan, money transfer and the FET form. Plus a “Before you sign” checklist.
The guide is in Russian. EN edition — soon.