Phuket vs Bangkok Property 2026: Which City for Yield?
Phuket vs Bangkok vs Pattaya: net yields, entry prices, resale liquidity and risks for foreign buyers. Pick the city before you pick the unit.
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Best City in Thailand to Buy Property: Phuket vs Bangkok
Quick answer: Phuket is the best all-round city in Thailand to buy property for most foreign buyers who want yield, lifestyle use and resale liquidity in one market. Bangkok is better for defensive capital, Pattaya can show higher headline yield with more tenant risk, and Hua Hin or Chiang Mai are lifestyle-first choices. The practical split: Phuket for balanced yield + resale, Bangkok for capital preservation.
| Buyer goal | Best market | Trade-off |
|---|---|---|
| Balanced investment + lifestyle | Phuket | Higher entry price than inland markets |
| Capital preservation | Bangkok | Lower resort rental upside |
| Highest headline yield | Pattaya | Higher market and tenant risk |
| Retirement calm | Hua Hin / Chiang Mai | Lower liquidity and weaker rental demand |
Best choice by buyer type: choose Phuket for balanced yield, growth and resale; Bangkok for defensive capital; Pattaya only if you can manage tenant and market risk; Hua Hin or Chiang Mai for lower-cost lifestyle; Koh Samui for premium villa living with weaker liquidity. US buyers: see the USA Desk. For live inventory, start with Phuket project reviews and ask for a city-by-city shortlist before you fly in.
Phuket by budget: condos under $100K · $100K-$200K · $200K-$300K · pool villas $300K-$500K · relocation villas.
The best city in Thailand for most foreign property buyers is Phuket, it delivers strong rental yields, capital appreciation in prime zones, the clearest foreign ownership framework, and the deepest international buyer pool for resale. Bangkok suits capital-preservation investors, Pattaya suits yield maximisers willing to accept higher risk, and Chiang Mai suits cost-conscious long-term residents. This guide provides the complete comparison across all six Thai markets with a decision framework at the end.
Part of the Phuket Property by Nationality Master Guide 2026, our complete pillar covering everything in this cluster.
Which Thai City Offers the Best Property Investment for Foreign Buyers?
Which Thai City Offers the Best Property Investment for Foreign Buyers at Phuket vs Bangkok Property 2026 means modeling gross yield at 7 to 9% and net at 5 to 7% after 20 to 25% operator fees on market entry pricing entry ($80k to $200k). MORE Group Phuket underwriting uses trailing occupancy from sister units, not brochure peaks.
| Market | Entry Price | Gross Yield | Capital Growth | Liquidity | Legal Clarity | Best For |
|---|---|---|---|---|---|---|
| Phuket | from $72k | 7-12% | 5-8%/yr | High | Excellent | Most foreign buyers |
| Bangkok | from $80k | 4-6% | 3-5%/yr | High (Thai) | Excellent | Capital preservation |
| Pattaya | from $35k | 8-14% | 1-4%/yr | Medium | Good | Yield seekers (active) |
| Chiang Mai | from $50k | 5-8% | 2-4%/yr | Low | Good | Long-term residents |
| Hua Hin | from $50k | 5-7% | 2-4%/yr | Low | Good | Retirement buyers |
| Koh Samui | from $150k | 6-9% | 2-5%/yr | Low | Mixed (leasehold) | Premium lifestyle |
After choosing the city, the next step is inventory quality. For Phuket, compare live-style project reviews by location, developer, price band and rental logic before reserving a unit.
Thailand city investment snapshot for foreign buyers (2026): Phuket delivers the best all-round package for most foreign buyers, gross yields of 7 to 12%, annual capital growth of 5 to 8%, high resale liquidity to an international buyer pool, and SET-listed developers with full foreign freehold quota. Bangkok provides the strongest capital preservation with gross yields of 4 to 6% and 3 to 5% annual growth but limited international rental demand. Pattaya offers the highest gross yields (8 to 14% in premium zones) but thinner resale liquidity and a more volatile tenant base. Chiang Mai, Hua Hin, and Koh Samui suit specific buyer profiles but lack Phuket’s combination of resort rental demand, legal clarity, and international exit market. The minimum investment threshold for a quality property with genuine yield and resale liquidity is $100,000 to $130,000 in Phuket’s established zones, under $80,000 significantly narrows options across all Thai markets.
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How to Choose the Right Thai City Based on Your Investment Goals and Budget?
How to Choose the Right Thai City Based on Your Investment Goals and Budget at Phuket vs Bangkok Property 2026 means modeling gross yield at 7 to 9% and net at 5 to 7% after 20 to 25% operator fees on market entry pricing entry ($80k to $200k). MORE Group Phuket underwriting uses trailing occupancy from sister units, not brochure peaks.
Before the city-by-city breakdown, the decision tree. Your optimal market depends on the intersection of three variables: primary goal, budget, and risk tolerance.
Primary Goal
| Your Primary Goal | Best Match |
|---|---|
| Maximum rental yield income | Pattaya (premium zones) or Phuket |
| Capital growth (appreciation) | Phuket prime zones |
| Capital preservation (safety) | Bangkok Sukhumvit |
| Retirement lifestyle base | Hua Hin or Phuket |
| Digital nomad rental income | Chiang Mai or Phuket |
| Premium boutique lifestyle | Koh Samui or Kamala/Phuket |
| Balanced yield + growth + liquidity | Phuket |
Budget
| Budget | Options Available |
|---|---|
| Under $50,000 | Pattaya (limited quality), Chiang Mai outer |
| $50,000-$80,000 | Chiang Mai, Hua Hin, Pattaya mid-market |
| $80,000-$130,000 | Pattaya premium, Phuket entry, Bangkok outer |
| $130,000-$300,000 | Full Phuket access, Bangkok prime, Pattaya best |
| Above $300,000 | Phuket premium, Bangkok prestige, Koh Samui |
Risk Tolerance
| Risk Tolerance | Best Market |
|---|---|
| Low (capital safety first) | Bangkok blue-chip, Phuket Laguna |
| Medium (balanced) | Phuket prime zones |
| Medium-High (yield-focused) | Phuket Cherng Talay / Pattaya Wongamat |
| Higher (maximum yield) | Pattaya Pratumnak with active management |
What Should You Know About Phuket: The Pillar Analysis?
Phuket: The Pillar Analysis on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Phuket is the optimal choice for the broadest range of foreign buyers. Here’s why the numbers support this conclusion, not just the narrative.
The Yield Advantage
Phuket’s prime zone yields of 7-12% gross are achievable with professional management, and the net yield (5-9%) after costs is genuinely competitive with any asset class. According to property management data from established Phuket operators, well-managed condos in Bang Tao and Cherng Talay maintain annual occupancy of 65-80%, generating the yield numbers that justify the projections.
The mechanism is straightforward: Phuket receives 12.5 million international visitors annually, creating massive short-stay rental demand. This demand is served by a professional management infrastructure (hotel-affiliated programmes, established local managers) that passive investors can access without operational involvement.
The Capital Appreciation Advantage
Prime Phuket zones have delivered 5-8% annual appreciation consistently over the past decade, with the 2022-2025 period accelerating to 7-12%/year in Cherng Talay and comparable emerging zones. The drivers are structural: land scarcity on a finite island, increasing global brand recognition, airport expansion creating new demand, and luxury brand entry (Banyan Tree, Anantara, Rosewood) validating and reinforcing premium pricing.
A $200,000 condo purchased in Bang Tao in 2020 is worth approximately $280,000-$320,000 in 2025, a 40-60% capital return alongside 5+ years of rental income. This combined return profile (yield + appreciation) is what establishes Phuket as Thailand’s strongest investment market, not yield alone.
The Legal Advantage
The Thai Condominium Act provides foreign buyers with genuine freehold ownership under a 40+ year legal framework. Phuket’s legal ecosystem, specialist lawyers, established precedent, Land Department processes, makes execution straightforward for first-time buyers. The Chanote title deed provides the strongest Thai legal protection available.
The Liquidity Advantage
Phuket’s deep international buyer pool, European, Russian, American, Australian, Asian, creates a resale market that functions independently of any single nationality. Average sale times of 6-12 months in prime zones are genuinely achievable for well-priced units. This resale confidence is what makes Phuket the right entry point for most foreign buyers: you can exit if your circumstances change.
What Should You Know About Bangkok: Capital Preservation Analysis?
Bangkok: Capital Preservation Analysis on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Bangkok’s blue-chip condo zones (Phrom Phong, Thong Lo, Asok, Silom) offer:
- 3-5% annual appreciation, below Phuket but more stable, with lower volatility through global events
- 4-6% gross yield, covers holding costs, provides moderate income
- High liquidity, domestic Thai buyer pool provides constant demand
- Excellent legal infrastructure, publicly listed developers, regulated market
Bangkok is the right choice for: conservative investors who want emerging-market returns with lower volatility, buyers who will use the property personally, and portfolio diversifiers who want Bangkok as a stable allocation alongside a higher-growth Phuket position.
Bangkok is the wrong choice for: buyers seeking 7%+ yields, those wanting maximum international resale liquidity, or investors primarily motivated by capital appreciation.
What Do Pattaya: Yield Maximiser Analysis Mean for Foreign Buyers?
Pattaya: Yield Maximiser Analysis on Phuket vs Bangkok Property 2026 means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on typical Phuket entry pricing entry ($80k to $200k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group Phuket case study data from 2024 shows managed 1-bedroom stock at 72 to 78% blended occupancy under professional operators.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Pattaya’s headline yields of 10-14% in Pratumnak and Wongamat are genuine, but require:
- Active, competent management (not passive)
- Purchase in premium zones (not mass market)
- Acceptance of a narrower resale market
- Tolerance for Pattaya’s specific reputational profile
For buyers who can meet these requirements, Pattaya represents Thailand’s highest gross yield opportunity. For passive investors or those prioritising resale flexibility, the risk-adjusted case doesn’t beat Phuket’s prime zones.
What Should You Know About Chiang Mai: Long-Term Resident Analysis?
Chiang Mai: Long-Term Resident Analysis on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Chiang Mai delivers Thailand’s best lifestyle-investment ratio for long-term residents:
- 40% lower cost of living than Phuket
- Digital nomad rental demand providing consistent occupancy
- Studios from $50,000, lowest meaningful entry in Thailand
- 5-8% gross yields on well-positioned Nimman condos
The limitations: no beach, smallest international resale market of any major Thai city, and the slowest capital appreciation. Chiang Mai makes financial sense for buyers staying 5-10+ years, who value the northern Thailand lifestyle and nomad community.
What Should You Know About Hua Hin: Retirement Lifestyle Analysis?
Hua Hin: Retirement Lifestyle Analysis on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Hua Hin’s investment case is built on retirement lifestyle rather than returns:
- Lowest property prices of any coastal Thai market
- Established expat retirement community (5,000-8,000 long-term residents)
- Golf, beach, Bangkok proximity
- 5-7% yields, honest but not maximising
For yield-seeking investors, Hua Hin consistently underperforms alternatives. For retirees building a permanent lifestyle base with property as a stable asset rather than a primary investment, it is the most complete package available.
What Should You Know About Koh Samui: Premium Lifestyle Analysis?
Koh Samui: Premium Lifestyle Analysis on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Koh Samui works for buyers for whom lifestyle is primary and investment is secondary, who want the most exclusive and least touristy of Thailand’s major island markets.
Who Should Choose Which City
Who Should Choose Which City for Phuket vs Bangkok Property 2026 means matching Phuket tenant demand to unit size and walk time to beach, because ADR swings 15 to 25% within one postcode. MORE Group shortlists compare three micro-locations and verify foreign buyer quota on the exact building phase before reservation.
| Buyer Profile | Recommended Market | Alternative |
|---|---|---|
| First-time Thailand investor, $100k-$300k | Phuket (Bang Tao/Cherng Talay) | Bangkok Sukhumvit |
| Yield-maximiser, active management, $60k-$150k | Pattaya (Wongamat/Pratumnak) | Phuket Patong |
| Capital preservation, $120k-$300k | Bangkok (Phrom Phong/Thong Lo) | Phuket Laguna |
| Retiree seeking lifestyle base | Hua Hin or Phuket | Koh Samui |
| Digital nomad long-stay investment | Chiang Mai Nimman | Phuket (Rawai) |
| Premium lifestyle buyer, $300k+ | Phuket Kamala or Koh Samui | Bangkok prestige |
| Portfolio builder (multiple assets) | Phuket primary + Bangkok secondary | Phuket primary + Pattaya |
The fundamental conclusion: Phuket wins for the broadest range of foreign buyers because it is the only Thai market that simultaneously offers high yield, strong appreciation, excellent legal framework, and deep international liquidity. Every other market beats Phuket on at least one metric, but none matches Phuket’s total package.
What Should You Know About Buyer Scenarios?
Buyer Scenarios on Phuket vs Bangkok Property 2026 means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group Phuket reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
First-time foreign buyer: choose Phuket if you want the simplest mix of freehold condo ownership, international resale liquidity and professional rental management. Bangkok can be the safer second option if you care more about capital preservation than resort yield.
Yield-focused buyer: compare Phuket and Pattaya, but do not stop at gross yield. Pattaya can show higher percentages, while Phuket normally gives a stronger exit story and a more diversified international tenant base.
Lifestyle-first buyer: choose Phuket if you want beach infrastructure, hospitals, schools and a mature expat ecosystem. Hua Hin and Chiang Mai are cheaper and calmer, but the resale pool is thinner.
Portfolio buyer: use Phuket as the primary growth-and-income allocation, then add Bangkok only if you want a defensive city-market asset. Buying two weak tourist-market condos is not diversification; it is duplicated risk.
What Risk Checklist Before Choosing a Thai City Should Foreign Buyers Track?
Risk Checklist Before Choosing a Thai City for foreign buyers on Phuket vs Bangkok Property 2026 means confirming 49% quota in writing, SPA milestones tied to construction, and net yield after 20 to 25% operator fees before any reservation fee. MORE Group Phuket files stress-test at 70 to 80% peak occupancy using 2024 to 2025 sister-unit data, not brochure ADR alone.
| Risk check | Why it matters | Better answer |
|---|---|---|
| Resale buyer pool | You need a future buyer, not just a current discount | Phuket and Bangkok have the deepest exit markets |
| Rental management | Gross yield is meaningless without operations | Phuket has the most developed resort-management ecosystem |
| Legal structure | Condo freehold is simpler than villa leasehold | Phuket, Bangkok and Pattaya have strong condo freehold stock |
| Tenant depth | One weak season can erase headline yield | Phuket and Bangkok have more diversified demand |
| Lifestyle usability | Personal use affects long-term satisfaction | Phuket and Hua Hin are stronger for lifestyle buyers |
| Currency exposure | THB moves can affect total cost and exit return | Stress-test USD/EUR/GBP before signing |
Checklist for first-time foreign buyers: start with the city where you can explain your exit in one sentence. If the exit story depends on “the market will grow later”, the deal is speculative. If the exit story is “international buyers already search for this area, the unit type is liquid, and the legal structure is clean”, the investment is much safer.
For Phuket, the clean exit story is usually a foreign freehold condo in a known west-coast or lifestyle corridor: Bang Tao, Laguna, Kamala, Kata/Karon, Rawai/Nai Harn or selected airport-area stock. The buyer pool is international, the rental management infrastructure is mature, and the island has enough brand recognition that a future buyer can understand the location quickly.
For Bangkok, the clean exit story is a completed condo in a proven transport corridor with domestic Thai demand. The buyer pool is less international than Phuket, but it is deeper locally. That makes Bangkok a defensive market rather than the highest-return market.
For Pattaya, the exit story is weaker unless the unit is genuinely premium. Pattaya can show impressive gross yield, but resale liquidity and tenant quality vary sharply by building. The buyer must be more active and more selective.
For Chiang Mai and Hua Hin, the risk is not usually legal. It is liquidity. These markets can be pleasant places to live, but they do not have Phuket’s international resort-buyer depth. Buy there if lifestyle use is the main reason, not because you expect the easiest investment exit.
For Koh Samui, the risk is ownership structure and buyer pool depth. Premium villas can perform well, but many deals are leasehold and the resale market is thinner. Samui works when the buyer values boutique lifestyle and accepts lower liquidity as part of the trade.
Red flag: any recommendation that names “Thailand” as one property market is too broad. Thailand is not one investment market. Phuket, Bangkok and Pattaya behave differently, have different tenant bases and attract different resale buyers. The right city is the one where your budget, legal structure, management plan and exit buyer all point in the same direction.
MORE Group view: for a buyer with a budget above $100,000 who wants one property that can combine lifestyle, income and resale, Phuket remains the strongest default. For a defensive investor, Bangkok is the runner-up. For a pure lifestyle buyer, Hua Hin or Chiang Mai can make sense. For a high-yield active investor, Pattaya deserves analysis but not blind trust.
MORE Group insider tip: compare walk time to beach and building rental policy in writing before deposit; district name alone rarely predicts net yield on this topic. Phuket vs Bangkok Property 2026 at typical Phuket entry pricing entry ($80k to $200k) in Phuket means foreign buyers should underwrite gross yield at 7 to 9% and net at 5 to 7% after operator fees at 20 to 25% of gross revenue, CAM at ฿30 to ฿45 per sqm monthly, and a 15% vacancy allowance on conservative models. MORE Group tracked comparable Phuket units in 2024 to 2025: peak-season occupancy averaged 75 to 85%, low-season occupancy ran 40 to 55%, and blended ADR on 1-bedroom stock held at 1,800 to 3,200 THB per night under professional management. Before paying any reservation fee, confirm the 49% freehold quota in writing for the exact building phase, request the SPA payment schedule tied to construction milestones, and stress-test net cash flow at 40% low-season occupancy rather than brochure peak assumptions alone.
Phuket vs Bangkok Property 2026 at typical Phuket entry pricing entry ($80k to $200k) in Phuket means foreign buyers should underwrite gross yield at 7 to 9% and net at 5 to 7% after operator fees at 20 to 25% of gross revenue, CAM at ฿30 to ฿45 per sqm monthly, and a 15% vacancy allowance on conservative models. MORE Group tracked comparable Phuket units in 2024 to 2025: peak-season occupancy averaged 75 to 85%, low-season occupancy ran 40 to 55%, and blended ADR on 1-bedroom stock held at 1,800 to 3,200 THB per night under professional management. Before paying any reservation fee, confirm the 49% freehold quota in writing for the exact building phase, request the SPA payment schedule tied to construction milestones, and stress-test net cash flow at 40% low-season occupancy rather than brochure peak assumptions alone.
Frequently Asked Questions
Phuket is usually the stronger all-round choice for foreign buyers who want rental demand, lifestyle use and international resale liquidity. Bangkok is stronger for defensive capital and domestic liquidity, but it has less resort-rental upside than Phuket.
Phuket is usually better for foreign buyers who want yield, lifestyle use and international resale liquidity. Bangkok is better for buyers who prioritise capital preservation, lower volatility and a deeper domestic Thai buyer pool.
Yes, the Thai Condominium Act applies nationally, meaning foreign freehold condo ownership (49% quota) is available in Bangkok, Phuket, Pattaya, Chiang Mai, Hua Hin, Koh Samui, and any registered condominium building across Thailand. The legal framework is the same everywhere; what differs is market quality, developer standards, management infrastructure, and buyer pool depth, all of which vary significantly across cities.
The absolute minimum is approximately $30,000-$35,000 for a studio in Pattaya's outer zones. Chiang Mai and Hua Hin offer entry from $50,000. Phuket's entry starts from $72,000 for managed resort studios in emerging zones. Bangkok condos start from $80,000 in outer zones. The minimum budget for a quality investment in a prime zone, with genuine yield, appreciation, and resale liquidity, is approximately $100,000-$130,000 in Phuket's established zones.
Phuket generates the highest absolute rental income from international short-stay guests, supported by 12.5 million annual international visitors and professional hotel-standard management infrastructure. Pattaya generates the highest gross yield percentage in premium zones (10-14%) but from a more limited international base. Chiang Mai generates stable year-round digital nomad income at lower absolute rent levels. Bangkok generates consistent year-round income from business travel and long-stay expats.
Three-step framework: (1) Define your primary goal, yield income, capital growth, capital preservation, or lifestyle base; (2) Match your budget to accessible markets, under $80k narrows options significantly; (3) Assess your risk tolerance and management willingness. For most investors with budgets above $100,000 who want a balanced package of yield, growth, legal security, and resale liquidity with passive management, Phuket prime zones are the optimal answer. Use this guide's comparison table to verify that conclusion against your specific priorities.
About MORE Group:
MORE Group is a Phuket-based real estate advisory working exclusively with foreign buyers comparing Thai property markets for their first or second investment. We cover Phuket off-plan and resale, Laguna Phuket, Bang Tao, Rawai, and Patong zones. We charge 0% buyer commission and offer honest, unbiased city comparisons, we do not receive referral fees for recommending Bangkok or Pattaya developers. Since 2016 we have advised 700+ international buyers from 100+ nationalities. MORE Group is a property advisory firm based in Phuket, Thailand, not a hotel or spa brand. Contact: info@moregroup.estate · +66 65 119 5327 · moregroup.estate
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