Compare six factors in this order: developer track record, price per sqm vs. area benchmark, rental yield history of similar completed projects, location walkability, foreign quota remaining, and exit (resale) liquidity. A project that scores better on developer credibility and resale liquidity is almost always the safer choice, even if another project shows higher projected yields on paper.
Six-Factor Comparison Framework
Factor 1: Developer Track Record (Weight: 30%)
The single most important differentiator. Ask for each developer:
- How many completed condominium projects in Thailand?
- Were they delivered on time or with significant delays?
- What do owners in completed projects say about build quality?
- Is the developer listed, institutional-backed, or a single-project entity?
- Any legal disputes with previous buyers?
A developer with 5 completed projects and a reputation for on-time delivery is worth a 10-15% price premium over an unknown first-time developer, always.
Factor 2: Price Per Sqm vs. Area Benchmark (Weight: 25%)
Never evaluate price in isolation. Calculate price per sqm and compare against the area’s current benchmark:
| Area | 2026 Market Price/sqm |
|---|---|
| Bang Tao / Laguna | $3,600-$4,000 |
| Surin | $3,800-$4,200 |
| Kamala | $3,100-$3,500 |
| Patong | $2,400-$2,900 |
| Kata / Karon | $2,650-$3,000 |
| Rawai / Nai Harn | $2,100-$2,500 |
| Nai Yang | $1,700-$2,000 |
If Project A is at $3,200/sqm in Bang Tao and Project B is at $3,900/sqm in Kamala, Project A is better value relative to its area benchmark. A project priced 20%+ above area comparables needs a very compelling differentiation (brand hotel, unique location) to justify the premium.
Factor 3: Rental Yield History (Weight: 20%)
Projected yield figures from developer brochures are marketing, not data. Look instead for:
- What do completed projects by the same developer actually deliver?
- What does the management company report for similar buildings in that area?
- Is the rental program run by a reputable hotel operator (Accor, IHG, Wyndham) or the developer’s own team?
Independently verified historical yields from 2023-2025:
| Area | Realistic Net Yield Range |
|---|---|
| Bang Tao (hotel program) | 6-9% |
| Kamala (managed) | 6-8% |
| Kata / Karon | 5-8% |
| Rawai | 5-7% |
If Project A promises 12% gross with no track record and Project B shows a verified 8% gross from a completed sister property, choose Project B.
Factor 4: Location and Walkability (Weight: 15%)
Location affects both rental demand and resale value. Evaluate:
- Distance to beach (metres, not “5 minutes by car”)
- Walking distance to restaurants, convenience stores, beach clubs
- Proximity to hospitals, international schools (matters for long-term rentals)
- Noise exposure (airport flight paths, main road traffic)
- Flood zone status (check Phuket flood maps)
Tourists pay premiums for walkability. A project 200m from the beach commands 20-40% higher nightly rates than one 2km away, which directly impacts your yield.
Factor 5: Foreign Quota Availability (Weight: 5%)
Check how much of the 49% foreign quota remains in each project:
- over 40% remaining: comfortable, no urgency pressure
- 20-40% remaining: normal, popular projects sell here
- under 20% remaining: scarcity creates urgency but also signals strong demand
- 0% remaining: only Thai quota available, you cannot take freehold ownership
Always verify quota directly with the developer or at the Land Office, some agents inflate remaining quota figures.
Factor 6: Resale Liquidity (Weight: 5%)
Ask: “When I want to sell in 3-5 years, who will buy this?”
- High liquidity: established areas (Bang Tao, Kamala) with active resale agents and consistent foreign buyer demand
- Medium liquidity: Rawai, Nai Harn, smaller market but growing
- Lower liquidity: remote locations, niche projects, oversupplied segments
Resale liquidity matters most if you plan a short holding period (3-5 years). For longer holds (10+ years), location quality matters more than short-term liquidity.
What This Means for Buyers?
A beautiful showroom and a 12% projected yield from an unknown developer is a high-risk bet. A less flashy project from a developer with 5 delivered buildings at verified 7.5% net yield is a much stronger investment.
MORE Group compares specific projects side-by-side with independent data for every buyer we work with, at 0% commission.
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Frequently Asked Questions
Developer track record, specifically how many condominiums they have successfully completed and handed over. This single factor predicts delivery risk better than any other metric.
Ask for names of completed projects, then visit the Land Office to verify handover records. You can also speak to owners in completed buildings via expat Facebook groups and forums.
No, treat them as aspirational. Ask for verified occupancy and yield data from the developer's completed sister projects or from independent property management companies operating in the same area.
Yes, significantly. Beachfront and near-beach properties (under 500m) command 25-40% higher nightly rental rates on Airbnb and Booking.com, which directly drives higher yield and stronger resale demand.
Ask the developer for a quota confirmation letter, then verify with a Thai property lawyer at the Land Office. Never rely on an agent's verbal assurance alone.
Maksim Shchegolev
Founder, MORE Group
Founder of MORE Group. Four years in investment banking before moving to Phuket, where he has worked in the local property market since 2018. Oversees developer relationships and every engagement above $300K.
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