Maintenance Fees in Phuket Condos: CAM Fee Guide for Property Investors
Phuket condo CAM fees: typically 40–80 THB/sqm/month. For a 50sqm unit: $60–120/month. What's included, how fees vary by building quality, and the impact on your net rental yield.
Maintenance Fees in Phuket Condos: CAM Fee Guide for Property Investors
Common Area Maintenance (CAM) is the recurring monthly fee that keeps a condominium’s shared infrastructure operational: security, cleaning, elevators, pools, gyms, landscaping, and common utilities like corridor lighting. For Phuket condos, investor-grade budgeting often lands around 40–80 THB per square meter per month, depending on building tier and amenities. At 33 THB/USD, a 50 sqm unit at 60 THB/sqm/month costs 3,000 THB/month—about $90/month or ~$1,080/year—before any vacancy, management, or tax effects.
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CAM bands: what “budget vs premium” usually means in Phuket
CAM is not a luxury label—it is mostly labor + electricity + water + chemicals + insurance + management payroll. A building with multiple pools, large gardens, 24-hour security, and high lobby standards burns more hours and kilowatt-hours than a lean low-rise development.
| Building tier | CAM range (THB/sqm/month) | What you typically see |
|---|---|---|
| Budget / lean | 40–50 | Smaller pool, simpler grounds, tighter staffing model |
| Mid-range | 50–65 | Pool + gym, standard security hours, decent lobby |
| Premium resort-style | 70–100+ | Multiple pools, extensive gardens, stronger concierge/security |
Always request the current juristic budget: advertised CAM from launch years may not match today’s electricity and wage reality.
What CAM usually includes
CAM generally covers common property costs, not your private unit’s lifestyle choices.
| Included in CAM (common) | Typically not included (unit) |
|---|---|
| Security and reception staffing | Your electricity bill (A/C-heavy) |
| Cleaning of common areas | Your water (unit meter) |
| Elevator maintenance contracts | Internet (often owner-contracted) |
| Pool/gym maintenance | Interior repairs |
| Common-area electricity/water | Owner contents insurance |
| Juristic office administration | Personal property tax filings |
Some projects bundle building insurance for structure in CAM; others itemize. Verify rather than assume.
CAM math: annual cost at three Phuket unit sizes
Using 60 THB/sqm/month as a mid scenario:
| Unit size | Monthly CAM (THB) | Annual CAM (THB) | Annual CAM (USD @ 33) |
|---|---|---|---|
| 35 sqm | 2,100 | 25,200 | ~$764 |
| 50 sqm | 3,000 | 36,000 | ~$1,091 |
| 80 sqm | 4,800 | 57,600 | ~$1,745 |
If CAM is 80 THB/sqm/month on 50 sqm, monthly is 4,000 THB ($121) and annual is 48,000 THB ($1,455). That swing alone can change your net yield by ~0.4–0.6% on a $200,000 purchase—enough to matter when comparing two “similar” listings.
Impact on net rental yield (investor-focused)
Start from gross yield: annual rent divided by purchase price. Then subtract CAM, management, OTA commissions, maintenance, and taxes to approach net.
Illustrative example (not a promise):
- Purchase price: $200,000
- Gross annual rent: $16,000 (8% gross yield)
- CAM (50 sqm @ 60 THB): ~$1,091/year (~0.55% of price)
CAM alone is not the biggest line—management and distribution often dominate—but CAM is structurally persistent: you pay it in low seasons when revenue dips.
| Cost line | Illustrative % of price (annual) |
|---|---|
| CAM | 0.5–0.8% typical for many 50 sqm units |
| Management | 3–7% of price (depends on % of revenue) |
| OTA commissions | 2–6% of price (depends on channel mix) |
Why CAM rises over time (and how to model it)
Wages, chemicals, electricity tariffs, and insurance premiums trend up. Many experienced investors model 3–5% annual CAM growth for multi-year projections—conservative, but safer than flat assumptions.
| Year | CAM/month (THB) starting 3,000 | +3%/year |
|---|---|---|
| 1 | 3,000 | 3,000 |
| 3 | — | ~3,273 |
| 5 | — | ~3,478 |
Comparing two buildings with different CAM (worked example)
Assume two 50 sqm units both priced at $200,000 and both grossing $18,000/year (9% gross yield) before expenses—purely hypothetical.
- Building A: 50 THB/sqm/month → 2,500 THB/month → 30,000 THB/year (~$909/year at 33 THB/USD)
- Building B: 75 THB/sqm/month → 3,750 THB/month → 45,000 THB/year (~$1,364/year)
The CAM gap is $455/year—about 0.23% of price annually. That alone rarely decides a deal, but if Building B also has higher occupancy due to location and guest demand, the net outcome can still win. CAM must be judged alongside revenue quality.
CAM vs rent: who pays in long-term leases?
In long-term tenant scenarios, owners sometimes negotiate gross rent inclusive of certain costs, but CAM is still charged to the owner by the juristic person. If you advertise “rent inclusive,” you are effectively bundling CAM into the tenant price—fine if your math works; dangerous if you underprice.
| Rental strategy | CAM handling |
|---|---|
| Short-term nightly | Owner pays CAM; revenue varies monthly |
| Long-term 12 months | Tenant may pay fixed rent; owner still settles CAM to building |
Questions to ask the juristic office before you buy
- Current CAM rate and last increase date
- Arrears rate among owners (high arrears stress building finances)
- Sinking fund balance and any planned special works
- What insurance is included and what gaps remain for your unit
Investor mistakes that inflate perceived yield
- Using launch CAM from a brochure dated three years ago
- Ignoring low-season occupancy while assuming high-season nightly rates year-round
- Forgetting that management + OTA often exceed CAM in gross terms for short-term rentals
Phuket electricity reality: why unit bills swing harder than CAM
CAM includes common-area electricity, but your unit electricity is usually the largest variable operating cost for short-term rentals. In tropical climates, guests run air conditioning aggressively; owners who model $80/month may see $120–$180/month in peak heat months depending on tariff tiers and unit efficiency.
| Cost | Typical control |
|---|---|
| CAM | Set by juristic budget |
| Unit electricity | Guest behavior + A/C efficiency + tariff |
How to compare CAM fairly across listings
When comparing $/sqm purchase prices, also normalize CAM per sqm per month and sinking fund (if applicable). Two units with identical floor area can carry different CAM if one is in a tower with high elevator costs and the other is a low-rise with smaller common infrastructure.
| Normalization | Why it helps |
|---|---|
| CAM THB/sqm/month | Strips out unit-size noise |
| Total annual CAM + sinking | Closer to “true carry” |
Final note: CAM is governance, not greed
CAM increases are often driven by real input cost inflation—salaries, utilities, insurance—not developer plotting. The investor task is to pick buildings where governance is transparent: budgets published, meetings held, arrears controlled, and maintenance proactive.
If you self-manage: CAM still applies
Some owners attempt direct booking strategies to reduce management percentages. Even with direct bookings, CAM remains and cleaning/laundry still cost money. The net benefit is often real, but not automatic—model your time or your local coordinator’s fees as a line item.
| Approach | Typical tradeoff |
|---|---|
| Full-service operator | Less time, higher % fee |
| Hybrid / direct | More time, lower % fee |
For most investors, the winning move is not “minimize CAM at all costs,” but maximize stable net cash flow after all recurring building charges—especially when Phuket demand shifts with global travel trends.
Model net yield with real CAM schedules
We compare net-yield scenarios across buildings using real fee schedules—not brochure headlines.
Frequently Asked Questions
Many buildings fall roughly in the 40–80 THB per square meter per month range, with premium resort-style projects higher. Always confirm the current rate from the juristic office.
Usually not for your private unit. CAM covers common-area electricity; your unit meter is typically billed separately.
CAM reduces net yield because it is a fixed operating cost. Investors should model CAM growth over time, not only year-one rates.
Amenities, staffing levels, energy use, maintenance standards, and reserve policies differ. A cheaper CAM is not better if it signals underfunded maintenance.
You generally cannot negotiate CAM personally—it is set for the building. You choose projects with sustainable fee structures and finances.
Related Guides
- /guides/thailand-property-tax-foreigners/ — taxes beyond CAM
- /guides/hidden-costs-buying-property-thailand/ — closing and ownership costs
- /guides/buying-property-phuket-guide/ — buying process overview
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