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Updated
Page updated October 2026. The price list we send is today's.
Title Modeva Bang Tao: Investment Case 2026
The Title Modeva is a condominium development by Rhom Bho Property in Bang Tao, Phuket, positioned 500 metres from Bang Tao Beach. Units start from 4,750,200 THB for a 1-bedroom at 29-58 sqm, with 2-bedrooms at 93-113 sqm and 3-bedrooms at 146-148. At 500 metres from the beach and entering 487,200 THB above The Title Artrio, Modeva is the larger-format option in the developer’s Bang Tao range.
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Unit Analysis: 1BR to 3BR, 29 sqm to 148 sqm
| Unit | Priced units | Size | Price, THB | Target buyer |
|---|---|---|---|---|
| 1BR small | 125 | 29-37 sqm | 4,750,200-6,512,000 | Yield-focused investor |
| 1BR large | 258 | 41-58 sqm | 6,629,700-10,324,000 | Investor or lifestyle buyer |
| 2BR | 8 | 93-113 sqm | 14,323,860-19,363,680 | Family / long-stay rental |
| 3BR | 7 | 146-148 sqm | 22,192,000-24,568,000 | Luxury lifestyle / villa alternative |
398 units carrying a price on MORE Group’s list.
The shape of that table is the scheme’s argument. Two units in three are one-bedrooms of 41 square metres or more, which is unusual: most Bang Tao stock at this price is studio-sized, and 41 sqm keeps the monthly-letting channel open where 29 sqm does not. The 2BR and 3BR tiers are 15 units between them, so they are a scarcity within the building rather than a product line.
The 3BR at 146-148 sqm in a Bang Tao condo priced at a premium is unusual in the market, most developers do not go above 100 sqm for condominium units. This suggests Modeva is targeting buyers who want the space and lifestyle benefits of a villa with the legal simplicity and management support of a condominium. For buyers who find The Title Villa Kirara ($770K villas) outside their budget, a large 3BR in Modeva provides a partial analog at substantially lower capital.
The Payment Schedule
The developer’s standard schedule on this scheme is four equal stages, and handover is scheduled for Q4 2026.
| Stage | % | Amount on the 4,750,200 THB entry |
|---|---|---|
| Booking and contract | 25% | 1,187,550 THB |
| Construction milestone | 25% | 1,187,550 THB |
| Construction milestone | 25% | 1,187,550 THB |
| Handover | 25% | 1,187,550 THB |
According to the developer, checked 16 September 2026.
The Title operates its own letting programme, and its management agreement sets the fee base, the owner-use nights and the termination terms. We send the agreement with the price list, so your net income is built on the actual terms.
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500m from Bang Tao Beach: What This Means Practically
Five hundred metres is a six or seven minute walk, which keeps the beach a default rather than a decision. Beachfront stock in Bang Tao carries a large premium over units at this distance, but the nightly rate a well-run condo achieves does not fall by nearly the same proportion, because a guest booking a Bang Tao holiday is booking the area and the walk, not the sea from the balcony.
This creates an asymmetric relationship: you pay a fraction of the beachfront premium, but capture a large proportion of the rental premium. Modeva’s 500-metre position is therefore arguably more capital-efficient than beachfront purchases.
The specific road between Modeva and the beach matters too. Bang Tao’s beachside road infrastructure has improved substantially, and walking paths to the beach are well-maintained in the Bang Tao zone. Proximity to Laguna Resort’s internal lake and pathway system also gives Modeva residents alternative walking access.
Modeva Against Artrio
| Factor | Modeva | Artrio |
|---|---|---|
| Priced units on our list | 398 | 282 |
| 1BR entry, THB | 4,750,200 | 4,263,000 |
| 1BR under 41 sqm | 125 of 383 | 211 of 268 |
| 1BR large | 258, 41-58 sqm | 57, 43-61 sqm |
| 2BR | 8, 93-113 sqm | 14, 66-67 sqm |
| 3BR | 7, 146-148 sqm | none |
Artrio is cheaper to enter by 487,200 THB, and the two schemes are otherwise different products rather than different prices. Four Artrio one-bedrooms in five are under 41 square metres; at Modeva two in three are above it. That is the whole comparison for a letting buyer, because it decides whether the monthly channel is open. If you need three bedrooms in a Bang Tao condo from The Title, Modeva is the only option.
For a buyer who wants the cheapest ticket into Bang Tao and will let nightly, Artrio’s entry is the lower one. For anyone who wants a unit a monthly tenant would take, or who will use it themselves, Modeva’s format is the reason to pay the difference.
Who Should Buy The Title Modeva?
The lifestyle investor: Someone who wants to use the property personally 4-8 weeks per year and rent it for the remainder. Modeva’s larger 1BR units (41-58 sqm) and 2BR range (93-113 sqm) are genuinely comfortable for personal use in a way that 28 sqm studio-style units are not.
The family buyer: A buyer who wants a 3BR near the beach in Bang Tao with space for children, at a price point below villas ($500K+) but with comparable bedroom count. The 146-148 sqm 3BR at Modeva addresses this gap.
Other budgets and timelines: buyers with a smaller budget often compare The Title Serenity in Nai Yang or The Title Sierra, and those who want a completed unit look at The Title Legendary.
Title Rental Management Infrastructure
For Modeva specifically, investors should expect:
- Management contracts typically offering 60-70% revenue share to the owner
- Online booking integration with major platforms (Airbnb, Booking.com, Agoda, and direct)
- Maintenance and housekeeping included in the management program
- Furnished unit packages available through the developer for rental-ready setup
The revenue share makes a real difference: on $14,300 of gross revenue, the owner keeps $10,010 at a 70% share and $8,580 at 60%. MORE Group reviews and negotiates the management terms with you as part of the purchase.
Comparable managed one-bedrooms in Bang Tao have historically achieved the following (MORE Group benchmark):
| Metric | Lower end | Middle | Upper end |
|---|---|---|---|
| Gross yield | 6.5% | 8% | 10% |
| Net yield after a 22% management fee | 5.1% | 6.2% | 7.8% |
MORE Group benchmark based on the rental history of properties owned by our clients in Phuket. Past results do not guarantee future returns: changes in Thai law, tourism flows, global events and the market can change income.
Peak occupancy on comparable managed units has historically been 75 to 85%, and Bang Tao property prices rose 5-8% a year in USD terms over 2020-2025.
MORE Group benchmark based on the rental history of properties owned by our clients in Phuket. Past results do not guarantee future returns: changes in Thai law, tourism flows, global events and the market can change income.
Scale, Quota and Running Costs
The Title Modeva is a large scheme, with 398 units priced on our list, and scale shapes the investment in three ways.
Shared costs are spread widely. Hundreds of owners share the running costs of the facilities, which keeps the CAM rate per square metre lower than in a boutique building with comparable amenities.
Letting works best through one operator. The Title’s own programme runs enrolled units on one pricing strategy, which keeps rates steady across the building. We send its terms and the share of the building it covers.
Quota is allocated by floor area. The 49% foreign allowance is measured by floor area and assigned to particular stacks as buyers register, and we confirm the remaining quota in square metres for your specific unit.
With the price list we send the total unit count, the number in your building or phase, and the CAM rate per square metre, all taken from the developer’s current documents.
Why Buyers Choose The Title Modeva
- 500 m to Bang Tao Beach, close enough that the walk stays a default rather than a decision
- The only Title option in Bang Tao with a 3BR, and at 146-148 sqm it is genuinely villa-scale
- Larger 1BR layouts up to 58 sqm are comfortable for personal use in a way a 28 sqm studio is not
- Four equal instalments across the build, with no interest charged on the deferral
- An established developer with a rental programme and existing Bang Tao stock to benchmark against
The 3BR at 146-148 sqm Is the Unusual Thing Here
Almost every other decision on this page has a close comparable elsewhere in Bang Tao. The three-bedroom does not, and it is worth understanding why before treating it as simply a bigger version of the same product.
Developers stop below 100 sqm in Phuket condominiums for a commercial reason: that is where the buyers are. The volume market is investors buying one-bedrooms, and a developer filling a building with large units is choosing a smaller pool of purchasers in exchange for a higher ticket. When one does build at 146-148 sqm, they are aiming at a family or an owner-occupier rather than at the yield market, and the unit behaves accordingly.
For a buyer that has clear consequences. Inside the building there is almost no competition: when a family looking for three bedrooms near Bang Tao Beach searches, there is very little to compare with, and that scarcity supports both rate and price. The unit works best for living in or for long-term lets to families, and at resale it speaks to the same audience of families and long-stay owners.
The comparison with a villa is worth completing. Against a villa you gain what a condominium gives: freehold title in your own name within the 49% foreign quota, a juristic office maintaining the building, and no pool, garden or roof to look after yourself. That makes the 3BR a strong proposition for a family who will live in it.
One technical point specific to large units: the 49% foreign quota is measured by total floor area, not by unit count, so a 148 sqm apartment uses roughly five times the quota of a 29 sqm one. For a foreign buyer at this size, we confirm the quota for the specific unit with the juristic office first.
Buying The Title Modeva with MORE Group
A unit at The Title Modeva is bought in five steps, from the first price list to the keys, and we look after each of them for you.
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Current price list and free units
We ask the developer for today's price list for The Title Modeva and send you the units that match your budget, with floor plans.
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Foreign quota on your unit
Foreign buyers hold condo freehold within the 49% foreign quota of the building, counted by floor area. We confirm with the developer that the unit you choose sits inside that quota. How the foreign quota works
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Reservation and payment schedule
A reservation deposit holds the unit, and the balance follows the developer's payment schedule, which we send with the price list.
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Transfer and registration
The purchase money arrives from abroad in foreign currency with an FET form, and the unit is registered in your name at the Land Department. The FET form explained
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After the keys
We stay in touch after handover and help with rental options and a future resale when you want them.
0% buyer commission. Ask for the current price list
The developer’s background and its other Phuket projects are covered in The Title developer review.
Frequently Asked Questions
Both are The Title projects in Bang Tao, so it comes down to format. Artrio enters at 4,263,000 THB against Modeva's 4,750,200, and 211 of its 268 one-bedrooms are under 41 sqm, which favours a buyer letting nightly at the lowest ticket. Modeva is the only one of the two with a 3BR, at 146-148 sqm. If you want a large unit or three bedrooms, Modeva is the option; if you want the most affordable rental unit, Artrio is.
A family or a long-stay owner-occupier. Most Phuket developers stop below 100 sqm, so a 3BR of this size has very little comparable competition inside the building. It works best to live in or to let long-term to families.
Materially. On $14,300 of gross rental revenue, the owner keeps $10,010 at a 70% share and $8,580 at 60%: a $1,430 difference every year on the same building, the same unit and the same guests. We send the management agreement with the share and any charges on top of it, and negotiate the terms with you.
Yes, within the 49% foreign quota, which Thai law measures by the total floor area of the building rather than by unit count. Because it is a floor-area measure, large units use proportionally more quota than small ones. We confirm the quota for your specific unit with the juristic office, and plan the foreign currency remittance and its FET record with you ahead of the transfer.
Common area maintenance and the sinking fund are paid every year, furnishing to rental standard is a one-off cost before the first guest, and rental income is taxable in Thailand. A newly handed-over unit also needs a few months for furnishing, photography and its first bookings. We include all of it in the net figure we build for your unit.
The Title Modeva is under construction, with handover scheduled for Q4 2026. The four 25% payments follow the construction stages, and the last one falls at handover. According to the developer, checked 16 September 2026.
Read Also:
- The Title Artrio, the alternative compared above
- Bang Tao and Laguna Area Guide
- Phuket condo vs villa, relevant to the 3BR decision
- Buying Property in Phuket
- Freehold vs Leasehold Thailand
Live developer data · Phuket specialist reply
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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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