How Much Does It Cost to Maintain a Phuket Condo Per Year?

One of the most common questions from prospective buyers: “After I buy, what will I actually pay each year?” This is an important question — and the answer affects your net yield calculation, your break-even analysis, and your overall financial planning.

This guide breaks down every real annual cost for a Phuket condominium owner — with actual numbers rather than vague ranges.

Monthly maintenance fees (juristic person fees)

Every condominium in Thailand charges monthly maintenance fees to cover shared building costs: cleaning, security, pools, lifts, landscaping, and management.

Typical rates:

Zone	Fee per sqm/month	40 sqm unit/month	65 sqm unit/month
Basic condos (inland zones)	THB 25–40	THB 1,000–1,600 ($30–$49)	THB 1,625–2,600 ($49–$79)
Mid-market tourist zone	THB 40–65	THB 1,600–2,600 ($49–$79)	THB 2,600–4,225 ($79–$128)
Premium projects (Bang Tao, Kamala)	THB 65–100	THB 2,600–4,000 ($79–$121)	THB 4,225–6,500 ($128–$197)
Luxury branded (Sansiri, Laguna)	THB 80–120	THB 3,200–4,800 ($97–$146)	THB 5,200–7,800 ($158–$236)

Annual total: For a 50 sqm 1BR in a mid-market Bang Tao condo at THB 60/sqm:

• Monthly: THB 3,000 ($91)
• Annual: THB 36,000 (~$1,090)

Maintenance fees typically increase 3–5% per year.

Property insurance

Building structure is covered by the condominium’s juristic person insurance. You need separate unit contents and liability insurance.

Annual cost for unit insurance:

• Basic contents cover (furniture, appliances): THB 8,000–12,000/year ($240–$365)
• Comprehensive (contents + public liability + loss of rental income): THB 12,000–20,000/year ($365–$606)

Annual: ~THB 10,000–18,000 ($300–$545)

Property tax (Land and Buildings Tax)

Thailand’s Land and Buildings Tax Act (2019) imposes annual tax:

Use	Rate	Example (THB 5M property)
Primary residence	0.03–0.1%	THB 1,500–5,000/year
Non-primary residential	0.03–0.1%	THB 1,500–5,000/year
Commercial/rental use	0.3–0.7%	THB 15,000–35,000/year

For a tourist-zone condo used primarily for rental (commercial use classification), the higher 0.3–0.7% rate applies. At THB 5M value: THB 15,000–35,000/year ($455–$1,060).

In practice, many condo owners’ units are registered as residential rather than commercial, reducing the tax liability. Consult a Thai accountant for your specific situation.

Air conditioning servicing

Tropical climate + heavy cooling use = frequent AC maintenance needs.

Typical schedule: Every 6–12 months per unit Cost per service: THB 800–1,500 per AC unit Units in a 1BR: Typically 2–3 AC units (living room + bedroom)

Annual cost: THB 2,400–6,000 ($73–$182) for 1BR

General maintenance and repairs

Annual budget for a well-maintained 1BR condo:

Item	Estimated annual cost
Minor repairs (taps, light fixtures, etc.)	THB 3,000–6,000
Appliance repair or replacement	THB 5,000–15,000
Furniture/furnishing refresh (amortized)	THB 10,000–20,000
Deep cleaning (annual, between tenants)	THB 3,000–5,000
Total general maintenance	THB 21,000–46,000 ($636–$1,394)

For short-term rental units (higher occupancy = more wear), budget at the higher end.

Property management fees (if renting)

This is typically the largest single cost for rental properties:

Management type	Fee	On THB 600,000/year gross	Annual cost
Independent company	18%	THB 108,000 ($3,273)	—
Developer pool	30%	THB 180,000 ($5,455)	—
Hotel branded	35%	THB 210,000 ($6,364)	—

Annual management fee: THB 100,000–210,000 ($3,030–$6,364) for a unit generating THB 600,000/year gross.

Utilities (when property is vacant or owner-occupied)

When the unit is vacant between tenants or during personal stays:

Utility	Monthly (vacant)	Monthly (in use)
Electricity (minimal, lights + fridge)	THB 500–800	THB 2,000–5,000
Water	THB 100–200	THB 200–500
Internet (standing charge)	THB 800–1,200	THB 800–1,200

If renting short-term, utilities during stays are typically included in the rental rate and managed by the property manager. Vacant period utility costs are your responsibility.

Annual utilities (vacant period only, 4 months/year): THB 5,600–8,800 ($170–$267)

Complete annual cost summary

For a 50 sqm 1BR condo in a mid-market Bang Tao development (THB 5.5M value):

Cost item	Annual amount (THB)	Annual amount (USD)
Maintenance fees	36,000	$1,090
Insurance	12,000	$364
Property tax (residential rate)	2,000–16,500	$61–$500
Air conditioning servicing	4,000	$121
General maintenance and repairs	25,000	$758
Utilities (vacant periods)	7,000	$212
Subtotal (no management)	86,000–100,500	$2,606–$3,045
+ Management fees (18%)	108,000	$3,273
Total with management	194,000–208,500	$5,879–$6,318

As a percentage of gross rental income: If gross annual rental income is THB 600,000 ($18,182), total costs including management are:

• THB 194,000–208,500 = 32–35% of gross income
• Net rental income: 65–68% of gross = THB 390,000–408,000 ($11,818–$12,364)

This gives a net yield of approximately 6.5–6.8% on a THB 5.5M ($167K) property — consistent with typical Phuket investment projections.

For a vacant/lifestyle property (no rental income)

If you only use the property personally (no rental):

Cost item	Annual (THB)	Annual (USD)
Maintenance fees	36,000	$1,090
Insurance	12,000	$364
Property tax	2,000–5,000	$61–$152
AC servicing	4,000	$121
Basic maintenance	15,000	$455
Utilities (when in residence, 2 months)	12,000	$364
Total	81,000–84,000	$2,455–$2,546

A Phuket condo as a pure lifestyle property costs approximately $2,400–$2,600/year to maintain — less than a weekend of premium hotel accommodation.

Tips for keeping costs manageable

1. Choose a building with transparent fee structures: Request a copy of the juristic person’s budget before buying — surprise fee increases are less common in well-run buildings
2. Negotiate management fees: For a full-service contract, 15–18% is achievable for mid-market units; don’t accept 25%+ without strong justification
3. AC preventive maintenance: Servicing every 6 months rather than annually reduces emergency repair costs significantly in tropical conditions
4. Furniture quality: Buy durable, hospitality-grade furnishings — cheaper furniture wears faster in a high-occupancy rental property
5. Insurance: Don’t skip liability coverage for short-term rentals — a single guest injury claim can exceed several years of premium cost

Frequently Asked Questions

How much are monthly condo fees in Phuket? +

Monthly maintenance fees in Phuket condos typically run THB 25–120 per sqm per month, depending on the project quality and zone. For a 50 sqm 1BR in a mid-market tourist zone development, expect THB 2,000–5,000/month ($61–$152). Premium Sansiri or Laguna-branded projects run THB 65–120/sqm.

What is the annual property tax on a Phuket condo? +

Thailand's Land and Buildings Tax charges 0.03–0.1% annually for residential use and 0.3–0.7% for commercial/rental use. On a THB 5M condo classified as residential: THB 1,500–5,000/year. Classified as commercial/rental: THB 15,000–35,000/year. Consult a Thai accountant for your specific classification.

What does it cost to maintain a Phuket condo that's rented out? +

For a 50 sqm 1BR in a mid-market Bang Tao development with active short-term rental management, total annual costs including maintenance fees, insurance, tax, AC servicing, repairs, and management fees (18% of gross) run approximately THB 194,000–208,000 ($5,900–$6,300/year). This represents 32–35% of typical gross rental income for a well-managed unit.

What does it cost to own a Phuket condo as a holiday home (no rental)? +

A vacant or personal-use only Phuket condo costs approximately THB 81,000–84,000/year ($2,450–$2,550) to maintain — covering maintenance fees, insurance, basic tax, AC servicing, and minimal utilities. This is extremely cost-effective compared to equivalent hotel accommodation.

Do utility costs come out of my pocket when the condo is rented? +

For short-term rentals, utility costs during guest stays are typically included in the rental rate and managed by the property management company. The owner pays utility costs during vacant periods (usually minimal, just keeping the fridge and basic systems on) and during personal stays. Long-term tenants typically pay their own utilities.

Related guides

• Annual ownership costs in Thailand
• What happens after buying property in Phuket?
• Phuket rental yield guide 2026
• How to choose a property manager in Phuket
• What does the first year of ownership look like in Phuket?