Phuket rental yield & payback calculator
Phuket property yields, as a benchmark, run about 4–6% gross for long-term rental and 5–8% gross for short-term — with net returns typically 2–4 points lower after management, vacancy, tax and fees. This free calculator turns those benchmarks into your numbers: enter a price and assumptions to see net yield, annual cash flow and payback, long-term vs short-term, side by side. Every figure is yours to change; nothing here is a promise.
Yield & payback calculator
Your scenarioResident = progressive on net; non-resident = 15% on gross. Exact figures →
Phuket has averaged ~5–10%/yr recently; we default to a conservative 5%. Set 0 to see rent only. Not a guarantee — paper gain until you sell.
Add a mortgage (default: cash)
Total return / yr
9.0%
net rent + growth
Net rental yield
4.0%
rent only
Break-even
10 yr
with +5% growth
Net cash flow
฿33,050
/ month
Rent-only payback: 25 yr · gross yield 5.0%
Where the rent goes
Indicative estimate you control — not a forecast, guarantee or tax/legal advice. Total return and break-even use the capital-growth assumption you set (default 5%/yr, a paper gain until you sell); net rental yield and rent-only payback do not. Excludes resale/exit costs and financing beyond the loan field.
Want it pre-filled with a real project's price and benchmark rent? Open any project page.
How the calculation works
Gross yield is annual rent divided by price. Net yield deducts the real cost of running the property, then divides by the all-in purchase cost. We keep every assumption visible so you can stress-test it:
- · Occupancy / vacancy — realistic nights or months let, not 100%.
- · Management or OTA commission — typically 25–40% for STR, 5–10% for LTR.
- · Common area fee — ฿/m² per month, paid whether or not it's rented.
- · Income tax on rent, plus maintenance and furniture renewal over time.
- · Purchase costs — transfer fees and furnishing — added to the payback base.
Phuket yield benchmarks
These are the island-wide reference ranges our index uses as a starting point — always verify against a specific unit and its management contract:
Ranges are estimates for orientation, not a forecast for any specific property.
Keep going
Frequently asked
What is a good rental yield in Phuket?
As a benchmark, our index uses roughly 4–6% gross for long-term rental (LTR) and 5–8% gross for short-term (STR), before costs. Net yield is typically 2–4 points lower once management, vacancy, tax and common fees are deducted. Beachfront and branded, professionally-managed stock tends to the higher end; inland budget condos to the lower.
Short-term vs long-term rental — which yields more in Phuket?
STR usually shows a higher gross number but carries higher costs and effort: 25–40% management/OTA fees, cleaning, furnishing wear, seasonality (the May–October low season on the west coast) and legal/licensing considerations for daily rental. LTR is lower gross but steadier and cheaper to run. The calculator lets you model both side by side so you compare net, not headline.
What costs reduce the yield?
The main ones: rental-management or OTA commission, vacancy/occupancy gap, common area fee (฿/m²·month), maintenance and furnishing renewal, income tax on rent, and — for the return calc — transfer fees and furniture at purchase. Our calculator exposes each assumption so nothing is hidden.
Gross yield vs net yield — what's the difference?
Gross yield = annual rent ÷ price. Net yield = (annual rent − running costs) ÷ (price + purchase costs). Marketing often quotes gross because it looks bigger; net is what actually lands in your pocket. Always compare projects on net.
Are the 7–8% guaranteed yields realistic?
A guaranteed yield is a marketing structure, not free money: the developer usually prices it into the unit or caps the term (e.g. 2–5 years), after which you're on the open market. Treat any guarantee as a developer projection to verify — model the post-guarantee reality here and ask us for the actual contract terms.
How long is the payback period on a Phuket property?
At a net yield of 4–6%, simple payback from rent alone is roughly 17–25 years — which is why most investors also weigh capital growth and personal use, not rent alone. The calculator shows your payback for the assumptions you enter; capital appreciation is modelled separately.
Can I use this for a specific project?
Yes — open any project page and its price and benchmark rent pre-fill the calculator. For real, unit-level numbers (actual rent achieved, management terms, occupancy history) message us and we'll model it with you.