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Property Maintenance Costs in Phuket: A Complete Breakdown for Owners
Learn the real cost of maintaining property in Phuket: taxes, utilities, common fees, management services, repairs, and insurance.
Contents
Maintaining property in Phuket is not just about regular payments — it is also an essential factor in calculating the actual return on investment. Correctly estimated expenses allow owners to understand the financial burden, forecast ROI, and avoid unexpected costs. Let’s break down exactly what the owner pays, how much it costs, and important details to consider.
Main Expense Categories
1. Annual Land & Building Tax
Since 2020, Thailand has a unified property tax system. For residential properties, the rate is minimal — 0.02–0.1% of the appraised value.
Factors Affecting the Amount:
Factors Affecting the Amount:
- Ownership status (primary residence / investment property)
- Type of property (condo or villa)
- Appraised value, usually lower than market value
Important to Know:
The tax is calculated by the municipality, and a payment notice is issued once a year. If you rent out the property, the rate may be higher than for a primary residence.
The tax is calculated by the municipality, and a payment notice is issued once a year. If you rent out the property, the rate may be higher than for a primary residence.
2. Utilities (Electricity & Water)
Costs depend on the type of property and usage.
Approximate Rates:
Condo:
Villa:
Approximate Rates:
Condo:
- Electricity — 5–8 THB/kWh
- Water — 35–80 THB/m³ (depends on the project)
Villa:
- Electricity at government rates — ~4 THB/kWh
- Water — based on meter or private wells
- Active villa usage (air conditioning, pool, landscaping) increases costs.
Expert Tip:
Air conditioners are the main electricity consumers. For short-term rental, plan for higher electricity costs.
Air conditioners are the main electricity consumers. For short-term rental, plan for higher electricity costs.
3. Common Area Fee (Monthly Maintenance Fee)
This is one of the key expenses.
For Condos:
Typically Includes:
For Villas in gated communities:
For Condos:
- Average: 35–70 THB/m² per month
- Paid annually or quarterly
Typically Includes:
- Security and access contro
- Cleaning of common area
- Lighting and landscaping maintenance
- Pool, gym, reception
- Management and accounting
For Villas in gated communities:
- 5,000–20,000 THB/month
- Depends on services: security, roads, garbage collection, landscaping maintenance
4. Sinking Fund
One-time payment when purchasing a condo.
- Usually 400–800 THB/m²
- Used for major complex repairs: elevators, roofs, pools
5. Property Management
If the owner wants to rent out the property or live worry-free, they use management services.
Options:
Included Services:
Options:
- Full management (rental): 20–30% of income
- Technical maintenance: 2,000–5,000 THB/month
- Villa management: 10,000–30,000 THB/month (depends on size and services)
Included Services:
- Property condition monitoring
- Check-in/check-out
- Cleaning
- Accounting
- Income reports
- Minor repairs
Expert Note:
Villa management costs more, but without it, daily control of pools, gardens, and engineering systems is required for efficient rental.
Villa management costs more, but without it, daily control of pools, gardens, and engineering systems is required for efficient rental.
6. Repairs and Depreciation
Thailand’s humid climate increases wear on materials and equipment.
Average Annual Budget:
Special Expense — Pool Maintenance:
Average Annual Budget:
- Condo: 15,000–40,000 THB
- Villa: 50,000–150,000 THB for regular use or rental
Special Expense — Pool Maintenance:
- 2,000–5,000 THB/month (depends on size)
7. Property Insurance
Cost depends on coverage.
Guidelines:
Guidelines:
- Condo: 3,000–8,000 THB/year
- Villa: 10,000–25,000 THB/year
How Much Maintenance Costs in Total
Condo (35–45 m² in a quality project)
Total: ~40,000–80,000 THB/year excluding management.
Villa (2–3 bedrooms)
Total: 200,000–450,000 THB/year — depending on size and level of service.
How to Optimize Expenses
1
Choose projects with transparent and reasonable management companies.
Overpriced common fees are common.
Overpriced common fees are common.
2
Conduct annual technical inspections.
Minor repairs are cheaper than major ones.
Minor repairs are cheaper than major ones.
3
Install plastic cards/keys to control electricity.
Important for rentals to reduce utility bills.
Important for rentals to reduce utility bills.
4
Review insurance coverage annually.
Many policies can be cheaper by removing unnecessary risks.
Many policies can be cheaper by removing unnecessary risks.
Conclusion:
Maintenance costs for property in Phuket are predictable if you understand the structure in advance. For condos, payments are usually moderate — ideal for those seeking a “light” ownership option. Villas require a larger budget but offer higher rental income potential.
Properly calculated expenses allow owners not only to live comfortably but also to earn efficiently from their property.
Maintenance costs for property in Phuket are predictable if you understand the structure in advance. For condos, payments are usually moderate — ideal for those seeking a “light” ownership option. Villas require a larger budget but offer higher rental income potential.
Properly calculated expenses allow owners not only to live comfortably but also to earn efficiently from their property.
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+66 906 555 919
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