For Property Owners
Property Management in Phuket
Rental income without the workload. Empire Estates manages villas and condos across Phuket — multi-platform marketing, 24/7 guest care, housekeeping, maintenance and transparent monthly reporting, with a bilingual English/French team on the island. It starts with a free, no-obligation rental assessment.
Property Management in Phuket, Explained
Property management in Phuket means handing the day-to-day running of a villa or condo — letting, guests or tenants, housekeeping, pool and garden, maintenance, bills and reporting — to a local team, usually in exchange for a commission on rental income. Empire Estates Phuket (Empire Estates Phuket Co., Ltd., DBD no. 0835564013827) has done this for owners since November 2021 and manages 50 villas as of November 2026, from its office in Choeng Thale near Bang Tao and Laguna.
Owners choose between short-term holiday letting (for licensed villas), long-term tenancies (the compliant route for most condos) or a hybrid calendar around their own stays. Our commission is quoted per property in a written proposal after a free rental assessment — there is no fixed public price list.
Facts and figures last reviewed: November 2026
Who Uses a Property Manager in Phuket?
Most of the owners we work with fall into one of these situations. If yours is one of them, a management agreement is usually worth a conversation.
Owners living abroad
Your home is in Phuket, your life is in Europe, Australia or elsewhere. We are your team on the island: a named contact, regular inspections and a monthly statement.
Investors buying for rental income
You bought — or are about to buy — to earn. We estimate what the property can realistically earn and run it on the program that is legal for its type.
Seasonal and part-time residents
You spend a few months a year in Phuket. Your dates are blocked first and the property earns, or is simply looked after, the rest of the year.
Condo owners
Monthly and long-term lets, liaison with the juristic office, common fees and utilities paid — within the building’s own rules.
Owners changing manager
Unhappy with silence or unexplained charges? We organise the handover of keys, inventory, staff, listings and bookings.
Owners who do not rent
No guests, no tenants — just a home that needs inspections, bills paid and someone to call contractors while you are away.
What Our Phuket Property Management Includes
One agreement covers everything your property needs to earn — from the first listing photo to the monthly statement in your inbox.
Multi-Platform Marketing
Professional photos and listings on Airbnb, Booking.com, Agoda and our own portal — plus direct exposure to our international tenant and buyer network.
Dynamic Pricing & Revenue
Nightly rates tuned to season, events and demand, so your calendar fills at the best achievable rate through the November–April peak and beyond.
Guest Screening & 24/7 Care
Every booking vetted, check-in and check-out handled, and guests looked after around the clock — you never take the 2 a.m. phone call.
Housekeeping & Linen
Hotel-standard cleaning between stays, fresh linen and towels, and essentials restocked before every arrival.
Pool, Garden & Maintenance
Scheduled pool care, gardening and preventive inspections — small issues are fixed before they become expensive ones.
Transparent Owner Reporting
A clear monthly statement of bookings, income and expenses. You always know exactly what your property earned and what was spent.
Legal & Tax Compliance
TM30 guest reporting, licensing guidance for short stays and rental-tax basics — coordinated with trusted legal and accounting partners.
Long-Term Tenant Placement
Marketing, tenant screening, lease contracts, rent collection and periodic inspections for 6–12+ month tenancies.
Villa Management in Phuket
A private villa is the most rewarding property to own in Phuket — and the most demanding to run. Pools need daily attention in the tropics, gardens grow fast, salt air and the rainy season test every fixture, and short-stay guests expect hotel service. Our villa management service exists so that none of that lands on you, whether you live abroad eleven months a year or just prefer your weekends free.
We look after villas across Phuket’s prime addresses — Bang Tao, Laguna, Layan, Cherng Talay, Kamala, Surin, Rawai and Nai Harn — with vetted housekeeping, pool and garden teams and a bilingual owner desk that answers in English or French. You choose how your villa earns: short-stay holiday lets, a long-term tenant, or a hybrid calendar that keeps your own dates blocked.
What villa owners get
Condo & Apartment Management
We manage condos and apartments as well as villas — from Laguna and Surin residences to units in Patong, Kata and Karon. That includes liaising with the building’s juristic office, paying common fees and utilities, coordinating access for cleaning and repairs, and keeping your unit rented.
One honest note: most condominium buildings in Thailand do not permit stays under 30 nights, so for condos we usually recommend a long-term or monthly rental program. It is steadier income, fully compliant, and there is strong demand in Phuket for well-furnished units on 6–12 month leases.
Verifiable Facts About Your Property Manager
Before you hand over your keys, check who you are dealing with. Everything below can be verified independently — the company record with Thailand’s Department of Business Development, the office on Google Maps, and the reviews clients leave on Google.
- Company
- Empire Estates Phuket Co., Ltd. — DBD registration no. 0835564013827Company information →
- Founded
- November 2021
- Villas under management
- 50 villas (November 2026)
- Track record
- 120+ deals closed since 2021
- Office
- 37/8 Srisoonthorn Road, Choeng Thale, Phuket 83110, Thailand — open Monday to Saturday, walk-ins welcome
- Co-founders
- Pattama Samuktum and Silvain BonnamyMeet the team →
- Languages
- English, French and Thai
- Client reviews
- Written by clients on our Google Business ProfileRead the reviews →
A Partnership, Not a Property Number
Owners rarely leave a property manager over money. They leave over silence, surprise charges and the creeping feeling that nobody truly cares about their home. We built our service around the three things owners tell us they missed most elsewhere: communication, transparency and genuine care.
“I never hear from my manager unless something is wrong.”
Communication first
You have a named, bilingual contact who knows your home personally — not a ticket queue. Every message is answered within 24 hours, and you receive proactive updates with photos after inspections, not just when there is a problem.
“Every statement seems to hide surprise charges.”
Transparent to the last baht
Your monthly statement itemises every booking and every expense, at cost. Significant works are quoted and approved by you before a single baht is spent. If a number ever puzzles you, we show you exactly where it came from.
“Between guests and the tropics, my house will wear out.”
We care for it like our own
Vetted guests, preventive inspections, and the housekeeping and maintenance standard we would expect in our own homes. A well-cared-for villa earns more and ages better — we protect your asset, not just your season.
“To a big agency, I’m just one villa among hundreds.”
Deliberately boutique
We keep our portfolio at a size our team can genuinely look after. The people who answer your messages are the same people who walk through your villa — you will know them by name.
Our promise is simple: we manage your home the way we would want someone to manage ours.
A Program for Every Kind of Owner
There is no single right way to rent out a property in Phuket. We run three programs and help you pick the one that fits your goals — and your own use of the home.
Short-Term Rental Management
The highest earning potential for licensed villas in tourist demand zones. We run your home like a boutique hotel.
Long-Term Rental Management
One quality tenant, twelve months of predictable income — the compliant choice for condos and a favourite of hands-off owners.
Hybrid & Owner Use
Spend the winter in your villa, let it earn the rest of the year. Your dates are blocked first; we rent around them.
Not planning to rent at all? We also offer property-care packages for owner-only homes: inspections, staff, bills and maintenance while you are away.
Property Management Fees in Phuket
Owners deserve straight answers on fees. In Phuket, full-service holiday-rental management typically costs 15–25% of rental income, and long-term management around 8–15% or a one-month placement fee. Our own programs are simply commission-based — no rental income, no fee — and your written proposal spells out one clear all-in rate and exactly what it includes, before you commit to anything.
| Program | Typical market rate in Phuket | What is usually included |
|---|---|---|
| Short-term (holiday) management | 15–25% of rental income | Marketing, pricing, guest care, check-ins, housekeeping coordination, reporting |
| Long-term rental management | 8–15% of rent, or a one-month placement fee | Tenant search and screening, lease, rent collection, inspections |
| Property care (no rental) | Fixed monthly fee | Inspections, staff and contractor supervision, bills, key holding |
Costs such as repairs, utilities and consumables are the owner’s and are itemised at cost on your monthly statement — you approve significant works before they happen.
How Much Can Your Phuket Property Earn?
It depends on location, size, licensing and how the home shows online — which is why we start with a free rental assessment rather than a one-size-fits-all promise. As a benchmark, well-located and well-managed villas and condos in Phuket typically achieve a 5–8% gross annual yield, with peak demand from November to April and strong shoulder-season bookings from returning European, Australian and Asian travellers.
The assessment gives you a realistic annual income estimate for your specific property, the program we would recommend, and the commission we would charge — in writing, with no obligation.
From First Call to First Payout
- 01
Free Rental Assessment
Tell us about your property. We reply within 24 hours and send a realistic income estimate within 48.
- 02
Proposal & Agreement
One clear commission rate, what it includes, and your owner-use terms — in writing before you commit.
- 03
Onboarding & Listing
Photos, listing copy, pricing setup, key and inventory handover, and compliance (TM30, licensing) organised.
- 04
We Manage Everything
Bookings or tenancy, guest care, housekeeping, maintenance and bills — handled by our team on the island.
- 05
You Get Paid & Informed
A monthly statement of income and expenses, with your rental income paid out as agreed.
Areas We Manage Across Phuket
Phuket is not one rental market but a dozen. Pricing, guest profile and season length change from beach to beach — local knowledge is what turns an address into income.
Bang Tao & Laguna
Phuket’s premium villa corridor — Boat Avenue, Porto de Phuket and the Laguna estate drive strong year-round demand and the island’s highest villa rates.
Layan & Cherng Talay
Quiet luxury: large private estates near unspoiled beaches, favoured by families and long-staying guests who book early and return yearly.
Kamala & Surin
The sea-view luxury segment on the west coast — headline villas above the bays, minutes from two of Phuket’s most beautiful beaches.
Rawai & Nai Harn
The south’s expat and long-stay heartland — digital nomads, retirees and winter residents keep well-priced villas occupied far beyond high season.
Patong, Kata & Karon
Phuket’s highest booking volumes. Ideal for condos and apartments on monthly terms, with relentless demand for well-managed units.
Chalong & Phuket Town
The island’s working heart — strong long-term rental demand from professionals and families, plus marina access for boat owners.
Short-Term Rental Rules, TM30 & Taxes in Thailand
Renting out property in Thailand comes with real rules, and enforcement has tightened in recent years. This is exactly why owners hire a manager — here is what matters, in plain language.
The 30-day rule & hotel licensing
Under Thailand’s Hotel Act (B.E. 2547), renting a home for stays under 30 nights generally requires a hotel licence — or registration under the small-property exemption created by a 2008 ministerial regulation (up to 4 rooms and 20 guests). Rentals of 30 nights or more do not need one. Operating an unlicensed hotel can lead to fines and even imprisonment, so we steer every owner to the program that is compliant for their specific property.
TM30 guest reporting
Hosts must report foreign guests to Thai Immigration within 24 hours of arrival (the TM30 filing), and fines apply for missed reports. It is routine when it is somebody’s job — as part of our management programs, guest reporting is taken care of.
Tax on rental income
Rental income earned in Thailand is taxable in Thailand: non-resident owners typically face a 15% withholding on rent, residents pay progressive rates with allowable deductions, and the annual Land & Building Tax applies to the property itself. We coordinate with accountants who handle filings for foreign owners.
Condos: building rules & the juristic person
A condominium is governed by Thailand’s Condominium Act (B.E. 2522) and by its own building regulations, adopted by the co-owners and enforced by the juristic person — the building management. Most Phuket buildings are registered for residential use and prohibit stays under 30 nights; they may also set rules on tenant registration, deposits, access and use of the facilities, and they set the common-area fees. We read a building’s regulations before taking on a condo, so the rental program fits them from day one.
This page is general information for property owners, not legal or tax advice. Regulations evolve — for decisions about licensing or tax, we will connect you with qualified Thai professionals.
Phuket Property Management — FAQ
The questions owners actually ask us, answered plainly.
Guides & Articles for Phuket Owners
Get Your Free Rental Assessment
Tell us about your property and your goals. We reply within 24 hours — in English or French — with next steps and a realistic estimate of what your property can earn.