Owner Cost Guide
What Property Management Really Costs in Phuket
Commissions, cleaning, pool care, internet, utilities — here is the full cost picture for renting out a villa or condo in Phuket, with honest numbers and a clear view of who pays what.
01
The management commission
The headline number first. In Phuket, professional management is normally priced as a percentage of the rent your property actually earns — no rental income, no fee.
| Program | Typical market rate in Phuket | What it usually covers |
|---|---|---|
| Short-term (holiday) management | 15–25% of rental income | Marketing and OTA listings, pricing, guest care, check-ins, housekeeping coordination, owner reporting |
| Long-term rental management | 8–15% of rent, or a one-month placement fee | Tenant search and screening, lease, rent collection, periodic inspections |
| Property care (no rental) | Fixed monthly fee | Inspections, staff and contractor supervision, bill payment, key holding |
A low commission that excludes check-ins, guest communication or reporting is not cheap — it is incomplete. Ask every company for a written list of inclusions before comparing rates. Our own proposals state one all-in commission and exactly what it covers.
02
The real running costs, line by line
The commission is only part of the picture. These are the operating costs a rented property in Phuket actually generates — with the typical amounts we see across the properties we manage.
| Cost line | Typical amount | Notes |
|---|---|---|
| Internet (fibre) | ~฿700 / month | Fast fibre is cheap in Phuket and non-negotiable for guests and tenants |
| Electricity | ฿3,000–10,000+ / month when rented | Air-conditioning and pool pumps drive the bill; government meter ~฿4–5 per unit |
| Water | A few hundred baht / month | Municipal supply is inexpensive |
| Pool service (villas) | ~฿2,500–5,000 / month | 2–3 visits a week; skipping it costs far more in repairs and bad reviews |
| Garden service (villas) | ~฿1,000–4,000 / month | Depends on plot size; tropical gardens grow all year round |
| Turnover cleaning | Per check-out, by property size | Hotel-standard clean between every stay; often offset by the cleaning fee guests pay |
| Linen & laundry | Per stay | Washing every changeover; stained or damaged linen is replaced — often chargeable to the guest |
| Condo common fees (CAM) | ~฿40–80 / m² / month | Set by the building; applies to condos, not villas |
| Insurance & annual tax | Yearly | Landlord insurance plus the annual Land & Building Tax — see our tax guide |
A common industry trick is a low commission recovered through marked-up repair bills. Insist on itemised statements with invoices at cost and an approval threshold for significant works — that is how we run every owner statement.
03
Who pays what: short-term vs long-term
The same cost line can sit with the owner or with the tenant depending on the program — this single table changes how many owners choose between short-term and long-term rental.
| Cost line | Short-term program | Long-term lease |
|---|---|---|
| Electricity & water | Owner (guests use freely) | Tenant pays |
| Internet | Owner (~฿700/month) | Usually tenant pays |
| Pool & garden service | Owner | Often kept by the owner to protect the asset |
| Cleaning | Owner, every check-out — often offset by guest cleaning fees | Tenant keeps the home; move-out clean from the deposit |
| Linen & consumables | Owner — damage chargeable to guests via deposit or platform claim | Tenant supplies their own |
| Common fees, insurance, tax | Owner | Owner |
This is why long-term rental nets more than its lower headline rate suggests: the tenant absorbs electricity, water and internet, there is no turnover cleaning, and vacancy is close to zero for twelve months at a time. Short-term earns a higher gross — but the owner carries the running costs that make five-star stays possible.
04
What actually lands in your pocket
Gross rental income is a marketing number. The one that matters is net — after commission and running costs.
The honest way to compare programs is a side-by-side net projection for your specific property: its location, size, licensing situation and seasonality. That is exactly what our free rental assessment gives you — the expected income, the program we recommend, our commission and the running costs, in writing, before you commit to anything.
05
Six ways owners keep costs down
Fight vacancy first
An empty calendar costs more than every other line combined — correct pricing beats cost-cutting.
Prevent, don’t repair
Scheduled inspections catch a ฿500 fix before it becomes a ฿50,000 replacement.
Demand at-cost billing
Invoices attached to every statement, works approved by you above a set threshold.
Pass on fair guest costs
Cleaning fees and damage deposits mean guests — not you — cover turnover and stained linen.
Watch the electricity tariff
Government-meter rates are ~฿4–5 per unit; some estates bill much more — it changes your numbers.
Bundle villa staff
Combined pool + garden servicing is cheaper than two separate contractors.
All amounts in this guide are indicative market figures for general guidance — actual costs vary by property, provider, contract and season. They are not a quote and not financial advice; always confirm the full terms in writing.
Owner Questions
Management costs — FAQ
Your numbers
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