MORE Group Investment Score: How We Rate Phuket Properties
MORE Group Investment Score rates Phuket projects 1-10 on location, developer, yield, liquidity, and value, editorial methodology from 300+ projects.
MORE Group Investment Score: Our Property Rating Methodology
Not all Phuket properties are equal. With over 300 active projects on the island, buyers need a reliable way to compare options beyond marketing brochures.
The MORE Group Investment Score is our proprietary framework for evaluating property projects. It condenses years of market experience into a single, comparable metric, a score from 1 to 10.
The Five Criteria
Every project is evaluated on five dimensions. Each receives a score from 1 (weakest) to 10 (strongest). The overall MORE Group Investment Score is the weighted average.
1. Location & Beach Access (Weight: 25%)
What we evaluate:
- Distance to nearest beach (walking vs driving)
- Quality and reputation of the beach
- Proximity to restaurants, shops, medical facilities
- Airport access time
- Neighbourhood safety and infrastructure
Score guide: 10 = beachfront in prime area (Bang Tao, Surin). 5 = 10-minute drive to beach. 1 = remote location with limited infrastructure.
2. Developer Track Record (Weight: 20%)
What we evaluate:
- Number of completed projects in Phuket
- On-time delivery history
- Construction quality of previous projects
- After-sales service and management reputation
- Financial stability and transparency
Score guide: 10 = established developer with 10+ completed Phuket projects and spotless delivery record. 5 = newer developer with 2-3 projects and mixed reviews. 1 = first-time developer with no completed projects.
3. Rental Yield Potential (Weight: 25%)
What we evaluate:
- Projected gross rental yield based on area comparables
- Rental management availability and quality
- Seasonal occupancy patterns
- Competition from nearby projects
- Unit type suitability for rental market (1-bed vs studio vs villa)
Score guide: 10 = proven 8%+ gross yield with established rental manager. 5 = projected 5-6% yield with reasonable assumptions. 1 = unrealistic yield projections or no rental infrastructure.
4. Exit Liquidity & Resale (Weight: 15%)
What we evaluate:
- Historical resale volume in the area
- Foreign buyer demand for the location
- Price appreciation trends over 3-5 years
- Ease of title transfer
- Competing resale inventory
Score guide: 10 = strong resale market with multiple recent transactions above purchase price. 5 = limited resale data but growing area. 1 = no resale transactions recorded, untested market.
5. Value for Money (Weight: 15%)
What we evaluate:
- Price per square metre vs area average
- Included amenities and finishing quality
- Payment plan terms (interest-free instalments, deposit size)
- What you get compared to similarly priced alternatives
- Hidden costs (transfer fees, common area, sinking fund)
Score guide: 10 = exceptional value, below-market pricing with above-average quality. 5 = fair pricing for what’s offered. 1 = significantly overpriced relative to comparable projects.
How the Overall Score Works
The overall MORE Group Investment Score is calculated as:
Score = (Location × 0.25) + (Developer × 0.20) + (Yield × 0.25) + (Liquidity × 0.15) + (Value × 0.15)
| Score Range | Rating | What It Means |
|---|---|---|
| 8.0 - 10.0 | Excellent | Top-tier project, strong across all criteria |
| 6.5 - 7.9 | Good | Solid investment with minor trade-offs |
| 5.0 - 6.4 | Average | Acceptable but requires careful due diligence |
| 3.0 - 4.9 | Below Average | Significant risks or weaknesses identified |
| 1.0 - 2.9 | Not Recommended | Major concerns, we would not recommend this project |
What the Score Is NOT
- It is not financial advice. We are a real estate advisory firm, not a licensed financial advisor. All investment carries risk.
- It is not a guarantee of returns. Past performance and our analysis do not predict future outcomes.
- It is not paid placement. Developers cannot pay for a higher score. Our ratings are editorial and independent.
- It does not account for personal preferences. A quiet village may score lower on location but be exactly what a buyer wants.
How We Collect Data
Our scoring is based on:
- On-the-ground inspection: our Phuket-based team visits projects, checks construction quality, and photographs progress
- Market data analysis: we analyse pricing, rental rates, and occupancy across 300+ projects using data from our verified project database and local agencies
- Developer interviews: we speak directly with developers about track record, financial health, and after-sales commitments
- Buyer feedback: we incorporate real experiences from 500+ buyers we’ve assisted over 8 years in the Phuket market
- Comparable market analysis: every score is benchmarked against similar projects in the same area and price range
Score Examples by Area
To illustrate how the scoring works in practice, here are typical score ranges by area:
| Area | Typical Location Score | Typical Yield Score | Overall Range |
|---|---|---|---|
| Bang Tao / Laguna | 8-9 | 7-8 | 7.0-8.5 |
| Surin | 8-9 | 6-7 | 6.5-8.0 |
| Cherng Talay | 6-7 | 7-8 | 6.5-7.5 |
| Kamala | 7-8 | 6-7 | 6.0-7.5 |
| Kata / Karon | 7-8 | 7-8 | 6.5-8.0 |
| Patong | 6-7 | 8-9 | 6.5-7.5 |
| Rawai / Nai Harn | 6-7 | 5-7 | 5.5-7.0 |
| Phuket Town | 4-5 | 5-6 | 4.5-6.0 |
| Mai Khao | 5-6 | 5-7 | 5.0-6.5 |
These are ranges, individual projects within each area can score higher or lower depending on developer quality, pricing, and specific location.
Want to see Investment Scores for specific projects?
Tell us your budget and shortlisted areas, we'll send you a personalised analysis with scores for each project.
How to Use the Score
- Start with your minimum threshold. Most serious investors look at projects scoring 6.5+.
- Compare within your price range. A $100K project scoring 7.5 may be a better investment than a $300K project scoring 7.0, capital efficiency matters.
- Weight criteria to your goals. If rental yield is your priority, look at the Yield sub-score more than Location. If lifestyle is primary, reverse that.
- Always do your own due diligence. Our score is a starting point, not a final decision. Hire a local lawyer, visit the project, and verify claims independently.
Red flags that lower Investment Scores
- Developer with zero completed Phuket towers
- Foreign quota at cap without leasehold clarity
- Gross yield with no verified net statements
- Pending special assessments in juristic minutes
- Price 25%+ above comps without justification
Insider tip: Score 6.5+ is our minimum for yield investors, below that, only buy with a lifestyle reason you can state without yield excuses.
Buyer scenarios: how to use the score
Scenario A, First-time investor: Filter 6.5+ overall; Yield sub-score 7+; read buying guide.
Scenario B, Portfolio buyer #2: Weight Liquidity and Developer; compare best areas 2026.
Scenario C, Lifestyle-primary: Location can outweigh Yield, Surin 6.8 lifestyle may beat Patong 7.4 if you hate nightlife.
Scenario D, Off-plan speculator: Developer Track Record must be 8+ or we downgrade overall.
Pros and cons of using a scoring framework
| Pros | Cons |
|---|---|
| Comparable across 300+ projects | Not personal tax advice |
| Forces due diligence categories | Cannot capture owner-use calendar |
| Editorial, not paid placement | Scores lag sudden market shifts |
| Free with consultation | Still need lawyer + site visit |
Worked scoring example (Bang Tao 1-bed)
| Criterion | Score | Weight | Weighted |
|---|---|---|---|
| Location | 8.5 | 25% | 2.13 |
| Developer | 7.0 | 20% | 1.40 |
| Yield | 7.5 | 25% | 1.88 |
| Liquidity | 7.0 | 15% | 1.05 |
| Value | 6.5 | 15% | 0.98 |
| Overall | , | , | 7.44 |
Area score ranges (typical 2026)
| Area | Location | Yield | Overall band |
|---|---|---|---|
| Bang Tao | 8-9 | 7-8 | 7.0-8.5 |
| Surin | 8-9 | 6-7 | 6.5-8.0 |
| Patong | 6-7 | 8-9 | 6.5-7.5 |
| Rawai | 6-7 | 5-7 | 5.5-7.0 |
| Phuket Town | 4-5 | 5-6 | 4.5-6.0 |
Decision framework for investors
- Set minimum threshold (usually 6.5+)
- Compare within price band: capital efficiency matters
- Weight sub-scores to your goal (yield vs lifestyle)
- Hire lawyer and visit before reservation
- Re-check score quarterly if market moves
Data sources behind scores
On-the-ground inspection; verified pricing data; developer interviews; 500+ buyer feedback over 8 years; comp analysis per micro-market. Scores refresh quarterly or on material events (handover delay, CAM spike, resale shift 10%+).
Related guides: best condos rental income, rental yield, buy-to-rent, best areas invest, buying Phuket.
Checklist before you trust a score
- Verify sub-scores match your goal
- Read juristic minutes independently
- Demand 12-month net on comparable unit
- Confirm foreign quota in writing
- Compare two projects in same band side-by-side
Sub-score weighting when goals differ
Yield-first investors should require Yield sub-score 7+ even if Overall is 6.8. Lifestyle buyers can accept Location 8+ with Yield 5.5 if personal use exceeds 8 weeks/year. Exit-focused buyers weight Liquidity 8+, Rawai studios may score lower on liquidity than Bang Tao 1-beds despite similar yield.
How developer payments affect Value sub-score
Interest-free instalments over 24-36 months improve Value if delivery track record is clean. Heavy front-loaded schedules (50%+ pre-handover) lower Value unless developer Track Record is 9+. Always compare total price including furniture packages, packages can hide per-sqm premium.
Sample projects by score band (illustrative, not recommendations)
| Band | Example archetype | Typical buyer |
|---|---|---|
| 8.0+ | Established developer, Bang Tao 1-bed, fair sqm price | Yield + liquidity |
| 6.5-7.9 | Newer developer, good yield, thinner resale | Hold 5+ years |
| under 6.5 | Remote location or unproven developer | Lifestyle only or pass |
Scores are not buy/sell orders, they are editorial filters before lawyer-led due diligence.
Quarterly refresh triggers
We downgrade scores when: handover slips 6+ months; juristic levies special assessment over ฿50K per unit; resale comps fall 10%+ in 90 days; management contract mass exits; or foreign quota fills with no transparency on waitlist.
Integration with MORE Group consultation
During a buyer call we overlay your budget, visa plan, and owner-use calendar on scored shortlists, a 7.2 project may beat 7.8 if your calendar blocks peak season six weeks. See buy-to-rent guide and first-time buyer path via buying guide.
Score limitations (read this)
Scores exclude your personal tax residency, mortgage cost in Canada or the UK, and emotional attachment to a view. Use the score to narrow 300+ projects to five worth lawyer review, not to skip lawyer review.
Frequently asked scoring questions (expanded)
Does a higher score guarantee occupancy? No, operator skill and furnishing still drive ADR and reviews. A 7.8 project with a weak manager can underperform a 6.9 project with a strong one.
Do renovations affect scores? Yes, lobby refurbishment or new pool can lift Location and Value sub-scores at next quarterly refresh.
Are off-plan scores volatile? Developer Track Record and Value move most when construction milestones slip. We flag downgrades in consultation notes when handover dates shift 90+ days.
Can two units in the same project differ? Yes, floor, view, and foreign quota status adjust micro scores ±0.3-0.5.
| Question | Score helps | Score cannot replace |
|---|---|---|
| Which project to shortlist | Yes | Lawyer title search |
| Net yield proof | Partially | 12-month operator P&L |
| Owner-use calendar | No | Management contract |
| Tax in Canada/UK | No | CPA memo |
When two projects tie on Overall score, compare Value and Developer sub-scores first, capital efficiency and delivery risk break ties for investors. Lifestyle buyers may invert that rule and prioritize Location even when Yield lags. Scores accelerate filtering; they do not replace walking the building, reading juristic minutes, or interviewing managers on your shortlist.
| Tie-break priority | Yield-first buyer | Lifestyle buyer |
|---|---|---|
| First | Yield sub-score | Location sub-score |
| Second | Developer | Value |
| Third | Liquidity | Yield |
Historical score movement example
A Bang Tao project might launch at 7.2 Overall, then move to 6.8 if handover slips two quarters and CAM rises 15%. Conversely, a Rawai value play can climb from 6.4 to 6.9 when resale comps print three transactions above list within six months. Scores are snapshots, refresh before reservation deposit if your consultation is older than 90 days.
Using scores in a three-project shortlist
| Step | Action |
|---|---|
| 1 | Filter 6.5+ in your budget band |
| 2 | Compare Yield vs Location to goal |
| 3 | Visit top two; lawyer on both |
| 4 | Pick operator with 12-month data |
| 5 | Reconfirm score not downgraded |
This workflow keeps scores in their lane: narrowing, not deciding.
Request updated sub-scores when a developer announces phase two pricing, Value and Liquidity often shift before Overall moves in our quarterly refresh cycle.
Scores are free with MORE Group consultation, use them to narrow, then verify with lawyer and on-site inspection before any reservation deposit.
Frequently Asked Questions
Yes. We share Investment Scores as part of our free consultation service. Our revenue comes from developer commissions (0% buyer commission), so our analysis is provided at no cost to buyers.
We review and update scores quarterly, or whenever a significant change occurs (new construction phase completed, developer financial issues, major price change). Scores reflect our latest assessment.
No. Our scoring is editorially independent. We earn commission from developers when a sale completes, but this does not influence our analysis. We regularly recommend against projects from developers who pay us commission.
We score projects that meet our minimum criteria: legal title verified, developer with at least one completed project, and market-rate pricing. We do not score projects that fail basic due diligence.
Most property platforms show only developer marketing materials. Our score is based on independent analysis including site visits, rental data verification, and developer track record checks. We are the only Phuket-focused agency publishing a transparent, criteria-based scoring system.
MORE Group Editorial
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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