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Market data · 31 October 2026

Rental Yields in Phuket

What a home let long-term in Phuket really earns: gross and net yield by property size and area, computed from our own listings.

TL;DR

What does a rental property earn in Phuket?

As of 31 October 2026, dividing the median annual rent of our long-term rentals by the median asking price of our homes for sale, a villa in Phuket yields about 6.8% gross (5.1% net). Net takes off vacancy, management, running costs, buying costs and furnishing. For condos, we do not list enough comparable homes for sale and for rent today to publish a reliable yield.

villa, gross yield: 6.8%
villa, net yield: 5.1%
3-bed villa, gross yield: 7.9%
4+-bed villa, gross yield: 6.5%

Updated on 31 October 2026

Gross yield = median monthly rent × 12 ÷ median asking price, for the same group of homes. A cell is published only with at least 5 homes for sale and 5 for rent, and a result between 2% and 12%.

Yield by bedroom count

The fairest comparison: homes of the same type and size, island-wide. Each cell gives the gross then net yield, and the median price and rent behind it.

Bedrooms	Villa: gross / net	Condo: gross / net	Villa: median price / rent	Condo: median price / rent
3	7.9% / 5.9%	—	฿23,500,000 / ฿155,000	—
4+	6.5% / 5.0%	—	฿46,100,000 / ฿250,000	—

Yield by area

By area, median prices and rents mix homes of different sizes: read these figures as a trend, and the bedroom table to compare like with like.

Area	Villa: gross / net	Condo: gross / net
Bang Tao	7.8% / 5.9%	—
Thalang	6.0% / 4.4%	—
Layan	5.9% / 4.5%	—
Cape Yamu	4.1% / 3.2%	—

Gross vs net

From gross to net: the assumptions

The net yield on this page applies the default assumptions of our rental yield calculator to each median price / rent pair. Change them in the calculator for your own property.

Let 11 months out of 12 (one month vacant a year).

Property management: 10% of the rent collected.

Condo common fees or estate fees: ฿60,000 a year.

Maintenance, insurance and land & building tax: ฿40,000 a year.

Buying costs: 3% of the price; furnishing: ฿300,000.

Before income tax on the rent and without a mortgage.

Method

Method, limits and citation

These yields pair different homes for sale and for rent: they are dated orders of magnitude, not the guaranteed yield of a given property.

Source: sale and long-term rental listings published on this site at the time of computation.

Villas = villas, houses and townhouses; condos = condos and penthouses; monthly rents only (nightly rates excluded).

Asking prices and rents, before negotiation.

Data downloadable as CSV: /market/data/phuket-rental-yields.csv.

How to cite this data

Empire Estates Phuket, “Phuket Rental Yields: Gross vs Net by Area & Type”, data as of 31 October 2026, https://empire-estates-phuket.com/market/phuket-rental-yields

Keep reading

Rental yield calculator

Test your own assumptions on a specific property.

Prices per m² in Phuket

Asking prices per m² by area.

Rent index

Median villa and condo rents by area.

FAQ

Yield questions

What is the rental yield in Phuket?

From our listings on 31 October 2026, a villa let long-term yields about 6.8% gross (5.1% net), under this page’s assumptions. For condos, we do not list enough comparable homes for sale and for rent today to publish a reliable yield.

What is the difference between gross and net yield?

Gross divides the annual rent by the price. Net takes vacancy, management, running costs and maintenance off the rent, and adds buying costs and furnishing to the price. Net is what to compare with other investments.

Do condos yield more than villas?

Gross, often yes: a small condo rents high relative to its price. But fixed costs weigh more on a small rent, so the gap narrows net. Compare the two columns of the table by bedroom count.

Do short-term rentals yield more?

They can earn more in high season, but with more vacancy, higher management fees and strict rules: in Thailand, renting for less than 30 nights requires a hotel licence or the small-property exemption. This page covers long-term rentals only.

How do I work out the yield of a specific property?

Use our rental yield calculator: it starts from the same assumptions as this page, and you can change them.

Investing in Phuket

Planning a buy-to-let?

Tell us your budget and target yield: we show you the homes that come close and what they actually rent for.