Phuket Condo Maintenance Cost Per Year: 2026 Breakdown
Annual Phuket condo maintenance: CAM fees ฿25-120/sqm, insurance, LBT, AC service, management 18-35%, and net yield on a ฿5.5M Bang Tao 1-bed worked example.
Quick answer: After you buy, a 50 sqm mid-market Bang Tao 1-bed costs about ฿194,000-฿208,500 per year ($5,900-$6,300) to maintain with short-term management, roughly 32-35% of gross rent. Without rental, pure lifestyle ownership runs ฿81,000-฿84,000/year (~$2,500). The surprise line item for new owners is not insurance, it is CAM (common area maintenance) escalating 3-5% annually.
What are monthly maintenance fees (CAM) in Phuket?
What are monthly maintenance fees (CAM) in Phuket on Phuket Condo Maintenance Cost Per Year 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.
| Zone / tier | Fee per sqm/month | 40 sqm unit | 65 sqm unit |
|---|---|---|---|
| Basic inland | ฿25-40 | ฿1,000-1,600 | ฿1,625-2,600 |
| Mid tourist (Patong, Kata) | ฿40-65 | ฿1,600-2,600 | ฿2,600-4,225 |
| Premium (Bang Tao, Kamala) | ฿65-100 | ฿2,600-4,000 | ฿4,225-6,500 |
| Luxury branded (Laguna, Sansiri) | ฿80-120 | ฿3,200-4,800 | ฿5,200-7,800 |
50 sqm Bang Tao at ฿60/sqm:
| Period | THB | USD (~35 THB) |
|---|---|---|
| Monthly | 3,000 | $86 |
| Annual | 36,000 | $1,029 |
Fees typically rise 3-5% per year, model escalation in 5-year hold math.
Insider tip: Request the juristic person annual budget before reservation. Buildings planning roof waterproofing or lift replacement may levy special assessments outside regular CAM.
How much does condo insurance cost?
How much does condo insurance cost on Phuket Condo Maintenance Cost Per Year 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.
| Coverage level | Annual cost |
|---|---|
| Basic contents | ฿8,000-12,000 ($240-$365) |
| Comprehensive + liability + loss of rent | ฿12,000-20,000 ($365-$606) |
Budget ~฿10,000-18,000/year for a furnished rental unit.
What is Land and Buildings Tax (LBT) on a condo?
What is Land and Buildings Tax (LBT) on a condo on Phuket Condo Maintenance Cost Per Year 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.
Broader context: annual ownership costs in Thailand.
How much does AC servicing cost?
How much does AC servicing cost on Phuket Condo Maintenance Cost Per Year 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.
| Item | Cost |
|---|---|
| Per service | ฿800-1,500 per AC |
| 1-bed (2-3 AC units) | ฿2,400-6,000/year |
Skipping service leads to ฿15,000-฿40,000 compressor failures, false economy.
What should you budget for repairs and wear?
What should you budget for repairs and wear on Phuket Condo Maintenance Cost Per Year 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 |
How much do property management fees cost?
How much do property management fees cost on Phuket Condo Maintenance Cost Per Year 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.
| Operator type | Fee | On ฿600K gross/year |
|---|---|---|
| Independent | 18% | ฿108,000 |
| Developer pool | 30% | ฿180,000 |
| Hotel branded | 35% | ฿210,000 |
Negotiate 15-18% on mid-market units with full calendar, do not accept 25%+ without audited ADR proof.
Manager selection: how to choose a property manager in Phuket.
What utilities do owners pay?
What utilities do owners pay on Phuket Condo Maintenance Cost Per Year 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.
Annual vacant utilities: ฿5,600-8,800 ($170-$267).
What is the complete annual cost for a rental condo?
What is the complete annual cost for a rental condo on Phuket Condo Maintenance Cost Per Year 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.
| Cost item | Annual THB | Annual USD |
|---|---|---|
| Maintenance fees | 36,000 | $1,029 |
| Insurance | 12,000 | $343 |
| Property tax (residential) | 2,000-16,500 | $57-$471 |
| AC servicing | 4,000 | $114 |
| General maintenance | 25,000 | $714 |
| Vacant utilities | 7,000 | $200 |
| Subtotal (no mgmt) | 86,000-100,500 | $2,457-$2,871 |
| Management (18%) | 108,000 | $3,086 |
| Total with management | 194,000-208,500 | $5,543-$5,957 |
As % of gross rent: 32-35% total cost load → net ~65-68% of gross → ฿390K-408K ($11,140-$11,660) → ~6.5-6.8% net yield on ฿5.5M.
Yield cross-check: Phuket rental yield guide. Condo overview: cost of owning a condo.
What if you use the condo as a pure holiday home?
What if you use the condo as a pure holiday home on Phuket Condo Maintenance Cost Per Year 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.
| Cost item | Annual THB | Annual USD |
|---|---|---|
| Maintenance fees | 36,000 | $1,029 |
| Insurance | 12,000 | $343 |
| Property tax | 2,000-5,000 | $57-$143 |
| AC servicing | 4,000 | $114 |
| Basic maintenance | 15,000 | $429 |
| Utilities (2 months personal use) | 12,000 | $343 |
| Total | 81,000-84,000 | $2,314-$2,400 |
Less than a long weekend at a premium Patong hotel, reason many buyers accept carrying costs.
How does condo maintenance compare to a villa?
How does condo maintenance compare to a villa for Phuket Condo Maintenance Cost Per Year 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.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
What Do Red flags in maintenance cost disclosures Mean for Foreign Buyers?
What Do Red flags in maintenance cost disclosures Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Do Five tips to keep costs manageable Mean for Foreign Buyers?
Five tips to keep costs manageable on Phuket Condo Maintenance Cost Per Year 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 |
Post-purchase timeline: buying property in Phuket guide.
How do costs scale for 2-bedroom and studio units?
How do costs scale for 2-bedroom and studio units on Phuket Condo Maintenance Cost Per Year 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 |
What Should You Know About Sinking fund vs monthly CAM: do not confuse them?
Sinking fund vs monthly CAM: do not confuse them on Phuket Condo Maintenance Cost Per Year 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.
What Do Long-term rental vs short-term: cost profile Mean for Foreign Buyers?
What Do Long-term rental vs short-term: cost profile Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Should You Know About 5-year maintenance escalation model?
5-year maintenance escalation model on Phuket Condo Maintenance Cost Per Year 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.
| Year | CAM only (50 sqm, ฿60/sqm start) |
|---|---|
| 1 | ฿36,000 |
| 3 | ฿38,950 |
| 5 | ฿42,000 |
If net yield model uses flat CAM, you are overstating year-5 returns.
What Do Building age and cost creep Mean for Foreign Buyers?
What Do Building age and cost creep Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Do Owner-use months: hidden cost Mean for Foreign Buyers?
Owner-use months: hidden cost for foreign buyers on Phuket Condo Maintenance Cost Per Year 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.
| Months personal use | Extra utility (indicative) |
|---|---|
| 1 month | ฿6,000 |
| 3 months | ฿18,000 |
| 6 months | ฿36,000 |
Personal use is not free beyond CAM, but still cheaper than equivalent hotel nights.
What Should You Know About Worked examples: three buyer profiles?
Worked examples: three buyer profiles on Phuket Condo Maintenance Cost Per Year 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.
What Do Developer vs independent management: true cost delta Mean for Foreign Buyers?
What Do Developer vs independent management: true cost delta Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Should You Know About Special assessments: real examples?
Special assessments: real examples on Phuket Condo Maintenance Cost Per Year 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.
What Do First-year ownership cost calendar Mean for Foreign Buyers?
What Do First-year ownership cost calendar Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Should You Know About Break-even occupancy calculation?
Break-even occupancy calculation on Phuket Condo Maintenance Cost Per Year 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 |
Break-even nights = 100,000 / 2,800 ≈ 36 nights/year
Below 36 nights, lifestyle buyer subsidises investor math, know which you are.
What Do Condo vs villa maintenance: same budget question Mean for Foreign Buyers?
What Do Condo vs villa maintenance: same budget question Mean for Foreign Buyers on Phuket Condo Maintenance Cost Per Year 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 |
What Should You Know About Inflation assumptions for 2026-2030 models?
Inflation assumptions for 2026-2030 models on Phuket Condo Maintenance Cost Per Year 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.
What Should You Know About Owner interview: five questions for juristic person?
Owner interview: five questions for juristic person on Phuket Condo Maintenance Cost Per Year 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 |
Answers belong in your buying file next to title search.
What Should You Know About Phuket zone CAM comparison: same 50 sqm unit?
Phuket zone CAM comparison: same 50 sqm unit on Phuket Condo Maintenance Cost Per Year 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.
What Do Net yield sensitivity: management fee swing Mean for Foreign Buyers?
Net yield sensitivity: management fee swing on Phuket Condo Maintenance Cost Per Year 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.
| Mgmt % | Annual fee | Net rent left |
|---|---|---|
| 15% | ฿90K | ฿510K before other costs |
| 22% | ฿132K | ฿468K |
| 30% | ฿180K | ฿420K |
7 point management swing = ฿90K/year, negotiate one point, fund two years of insurance.
What Should You Know About Summary: three numbers to remember?
Summary: three numbers to remember on Phuket Condo Maintenance Cost Per Year 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 |
Memorise yours before the broker meeting, protects you from “low maintenance” claims.
When maintenance costs justify selling?
When maintenance costs justify selling on Phuket Condo Maintenance Cost Per Year 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 |
Maintenance cost FAQ for spreadsheets
Export these lines into your model: CAM, insurance, LBT, AC, repairs, vacant utilities, management %. Seven rows, no mystery; if broker cannot fill them, broker does not know the building.
Maintenance cost is the variable that turns a 7% gross brochure into a 5% net reality, or a 2% disappointment. Model it before reservation, track it monthly after transfer, and renegotiate management when occupancy proves the operator wrong. Review CAM invoices every quarter without exception.
What Should You Know About One-page annual owner review?
One-page annual owner review on Phuket Condo Maintenance Cost Per Year 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 |
Get a complete cost model for your target property
MORE Group builds transparent opex models before you commit, 0% commission.
Phuket Condo Maintenance Cost Per Year 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.
Transfer and rental planning on Phuket Condo Maintenance Cost Per Year should budget transfer taxes at roughly 1 to 1.5% of registered value, sinking-fund contributions, and furnishing setup in year one, because net yield models that ignore these lines overstate returns by 1 to 2 points on conservative underwriting. MORE Group insider tip: building-specific rental rules, owner blackout weeks, and juristic short-stay rental policy move net yield by 1 to 2 points more often than district averages on listings suggest. Request operator statements from a sister unit in the same phase, compare resale liquidity against two completed projects within 2 km, and verify FET documentation timing four to six weeks before final transfer on freehold purchases. Foreign buyers should reject any reservation that lacks written quota confirmation for their floor, building wing, and exact foreign ownership percentage remaining in the project at reservation date.
Frequently Asked Questions
฿25-120/sqm/month by tier. A 50 sqm mid-market unit at ฿60/sqm ≈ ฿3,000/month ($91).
0.03-0.1% residential or 0.3-0.7% commercial on assessed value. On ฿5M: ฿1,500-35,000/year depending on classification.
Often ฿194,000-฿208,000/year ($5,900-$6,300) all-in for a managed 50 sqm Bang Tao 1-bed, ~32-35% of gross rent.
About ฿81,000-฿84,000/year ($2,450-$2,550) for CAM, insurance, tax, AC, and minimal utilities.
Short-term: usually bundled via manager. Owner pays vacant-period minimums and personal-stay usage.
Related guides:
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Phuket Real Estate Experts
The MORE Group team has helped 500+ European and American buyers purchase property in Thailand. We provide legal support, 0% commission, and on-the-ground expertise with 8 years in the Phuket market.
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