MORE Group Investment Score: Our Property Rating Methodology
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.
Five Criteria
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
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 |
How We Collect Data
- 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
| 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.
Buyer scenarios: how to use the score
Scenario A, Portfolio buyer #2: Weight Liquidity and Developer; compare best areas 2026.
Scenario B, Lifestyle-primary: Location can outweigh Yield, Surin 6.8 lifestyle may beat Patong 7.4 if you hate nightlife.
Scenario C, Off-plan speculator: Developer Track Record must be 8+ or we downgrade overall.
Data sources behind scores
Related guides: best condos rental income, rental yield, buy-to-rent, best areas invest, buying Phuket.
Frequently asked scoring questions (expanded)
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 |
Using scores in a three-project shortlist
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.
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.
About MORE Group →Get a Focused Phuket Property Shortlist
Share budget, area and goal. We will reply with suitable live projects, not a generic catalogue.
