In 2023, we invested in several of the best properties of premium developers and received an increase in value and guaranteed profitabilityity

37% for the year in Bang Tao , 41% in Nai Ton, 34% in Nai Harn, (+10% by the end of the year) we expect 40%+ in Nai Yang and 40%+ in Kamala.

We invest ourselves in the best properties in Phuket with maximum profitability and the best liquidity possible. To do this, we select objects very carefully, analyze their features and competitive advantages, the potential for growth in demand and prices, and the competitive environment.

Almost no one does this in Phuket. Local realtors sell more often objects in which they have a higher commission and, plus, few people know about it, a greater personal bonus from the developer in addition to the commission. This is often what motivates the realtor to choose an object.

We never do that.

We choose the best facilities for ourselves and which we are not ashamed to offer to friends and partners.

We prefer the best ready-made facilities with guaranteed income from the world’s leading branded hotel operators with their developed infrastructure on the first line from the sea in the best resorts.

People began to contact us more and more often with a request to help resell objects with a very strange prospect of investment attractiveness.

We ask them the question – why did you invest in this object one and a half kilometers from the sea without walking distance in the area that they were given for the “Thai Ruble” (Bang Tao), which, taking into account the specific location, is not at all and the developer who does not have a single completed object?

Who convinced you to buy it? Well, a realtor, a good guy, like, and from acquaintances…

The chance of resale of such an object is minimal. And people understand that. Then.

We know these objects and never offer them. Only if the client insists on it himself.

We explain all the pitfalls. We are doing Due diligence.

There are a lot of different objects in Phuket, they are absolutely unique in their parameters – proximity to the sea, size, number of floors, area of their own and surrounding infrastructure, prestige of the resort and its occupancy, seasonality, availability and absence of vacant plots near the sea, quality of construction and materials, level and reputation of the developer, degree of readiness, under construction nearby facilities, their prices, competitive environment and potential disadvantages, market development trends and global infrastructure, and many other factors.

There are simply no two identical objects in Phuket.

Therefore, it is very difficult to compare and evaluate them independently, it requires time, experience and careful analysis of many factors.

This is what we do professionally. And we confirm it with personal experience of successful investments.an>

Some objects are worthless and long-term without liquidity and income, others fly away like hot cakes and have 100% occupancy and queues for reservations.

The main thing is to make the right choice. We will help you to do it consciously

Let’s confirm it with our experience and figures.

Previously, in Phuket it was possible to buy any object right by the sea at the excavation stage and guaranteed to sell it with a profit of 30%-50%. There were many such deals in 2023.

Now the market in Phuket has changed.

After the fantastic boom of 2023, when there were a lot of examples of sales with a yield of 50%-100% in Phuket, developers rapidly bought up all the land by the sea and 50 times more offers entered the market.

And not on the first line anymore. It’s all sold out before.

They are all very different. And they require careful analysis and selection due to the increased competition at times

There is almost no land left by the sea for building. Therefore, the pits. which are offered now are less attractive and liquid.

But there are leaders here too. And promising offers that differ favorably from others. We can explain which ones and why. There are only a few of them. We invest in them too. Rarely.

The liquidity of facilities that are located outside the walking distance of 500 meters from the sea drops significantly, 1000m, 1500m and 2000m even more. This is an axiom.

Most of the new pits offered on the market are now located outside walking distance.

What is being passed off today as a “Thai Ruble” (Bang Tao) is often its very distant outskirts and an inexperienced person does not understand this.

The liquidity and profitability of such facilities will obviously sink against the background of competition with other facilities by the sea. And there is a likely increase in traffic jams in this region, which have already grown significantly and there is no plan to solve this problem here yet.

The developer cheerfully assures – nothing – there will be a shuttle bus. Well, you can buy a bus and then it doesn’t matter where to live – even in Mytishchi.

Do you want to invest quite normal money and go to the sea by bus?

I think your potential tenants will think about it too. And they will choose something else.

So far, there are such proposals. And they are the ones who fly away first.

We are constantly aware of all changes, the appearance of new facilities, we can evaluate and comment on your choice and give our recommendations.

We monitor prices, market trends and the appearance of new interesting objects.

We will organize a zoom call with the developer, a video from the site of the object, a meeting at the office in Moscow, a demonstration of the object in Phuket.

Let’s tell you where we invest ourselves and why.

We will show you the best objects and tell you in detail all the nuances.

We Will Organize Due Diligence. We will help you with registration and money transfer.

We will conduct the transaction online.

In August, a special offer is a ticket to Moscow–Phuket-Moscow to choose an object – at our expense!

We will be glad to see you in Phuket, Moscow and Online!

My friends and I purchased several units here in May, June, July and September 2023 at 4,279,000 baht – 4,676,000, 4,975,000 baht for 36 sq.m.

In March 2024, the last available units were sold here at 6,000,000 baht

We sold our first unit here in May 2024 by assignment, earning 30% for the year,

planning to put another one up for sale next year with another 30% increase + 7% guaranteed income

that is, 60% + 14% = 74% in dollars in 2 years
and put the remaining units up for sale at the peak of price growth in 5 years,
stable all this time receiving 7% per year in $ from the hotel operator.
This is written in the memorandum to the agreement.

The units were purchased in order to obtain the maximum guaranteed income immediately in a finished facility without waiting for the completion of construction and commissioning (2 years) and to obtain the maximum income due to the best potential for price growth due to the unique, unparalleled properties of the location and the premium quality of the facility.

Why is that?

Currently, there is not a single finished premium facility by the sea on Bang Tao.

But there are many under construction around. And their prices at the construction and foundation pit stage are already ahead of ours, despite the fact that these facilities are inferior in attractiveness to Sole Mio – significantly further from the sea and they do not have a guaranteed income program from the hotel operator. Only residences.

This means that you will need to look for tenants yourself or hire a management company, which, as a rule, do not have a hotel license, which means that by law they cannot rent out units daily at a higher price, and provide a significantly lower occupancy rate of the property during the season, compared to large hotel operators with their own extensive client bases.

Due to which they bring less high and stable income. And without guarantees.

Therefore, most experienced investors prefer to work with professional hotel operators. And only they provide a guaranteed income regardless of the circumstances. And they take all the costs of maintenance and repairs on themselves.

90% of properties do not provide a guaranteed income at all. They do not have such an option.

We prefer to work with those who do. It is more reliable. Like additional insurance.

There are very few of them in Phuket.

Many developers cheat, issuing the desired estimated income as a guaranteed one.

But they refuse to give written guarantees. We choose those where everything is honest, the guarantees are spelled out in the contract itself or in the appendix to it.

Not far from Sole Mio, at a distance of 600-700 meters from the sea, a large residential project of the famous developer The Title Legendary has recently begun to be built. 800 apartments on a small plot. 3 times further from the sea, beyond the conditional walking distance.

Now the prices here at the pit are 176,000 – 180,000 baht. At the pit.

We do not know a single developer in Phuket who has not raised prices by 30% – 40% during the construction period. This is an axiom. This is the development business model here.

That is, in a finished object in a year they will be put up for 230,000 baht.

Sole Mio is much closer and better.

There are several similar objects that are even more remote and even less attractive – Capri Residense (850 m) The Title Heritage (2000 m) SO Origin – 400 m – this is the immediate vicinity in classic Bang Tao (Layan is not comparable here due to its greater distance from infrastructure)

All under construction. All without walking distance and without a guaranteed income.

We bought in May last year in an already built project at a super price – 140,000 baht sq. m., the well-known developer Laguna is now selling here for 230,000 baht sq. m. – = +60% not yet finished, in a project under construction.

There are no small apartments here. Prices in Laguna Beachside, Laguna Seaside start from 20,000,000 – 25,000,000 baht.

Obviously, when Laguna is finished and the beach area is improved (new cafes and luxury villas are planned there), prices will rise significantly. This will happen next year.

We plan to put one more unit up for sale at the maximum price in a year, earning at least another 30%-40% on price growth plus 7% under the guaranteed income program.

The remaining units will generate a guaranteed income of 7% from the hotel operator – the specific amount is specified in the contract with the developer. Payments are annual.

The costs of maintaining the territory and the depreciation fund for all 5 years were fully compensated by an additional discount from the seller on the entire amount under the exclusive contract.

At the same time, according to experts, this particular facility will generate the maximum price growth due to the best location and unique premium concept on Bang Tao.

Why is that? For those who do not quite understand the advantages of this location, I will explain.

The most prestigious, promoted and popular area in Phuket is Bang Tao – it is commonly called the “Thai Rublevka” – it has the most developed infrastructure on the island – modern shops, branded restaurants, prestigious clubs. The best 5 * hotels and the most prestigious complexes of luxury villas.

But Bang Tao is large and not all areas are equally popular and well located.

For example, what many developers are now trying to sell as Bang Tao is actually called Layan – by the name of the beach. It adjoins Bang Tao and is its distant continuation. Most of the properties are located in its northern part.

The properties there are located quite far from the center of Bang Tao – 10-15 minutes by car. Not for long. But there is still a difference.

In real estate, every 100 meters can affect the cost. In Layan, there are no cafes, shops, salons, bars within walking distance except for the hotel infrastructure. That is, there is none of what Bang Tao and its infrastructure are valued for.

Sole Mio is located in the epicenter of infrastructure (right next to the Kremlin walls)) – 200 meters from the sea – to the iconic entertainment streets – Boat Avenue and the premium shopping center Portro de Phuket – 1 minute by car, to the iconic clubs the Maya and The Catch – 30 seconds, to the best 5 * hotels Dusit Thani, Saii, Amori, Angsana, club Xsana – 5 minutes along the beach on foot.

Shops, salons – everything is within walking distance.

This is the only point on Bang Tao where new facilities are being built right by the sea.

The rest of the land here has been built up for a long time.

I loved coming here to Dusit Thani in the last century. I stayed there last year. Just as good. But already very old.

Sole Mio is the best new premium hotel in Bang Tao today, according to most. There are simply no other ready ones yet. And the old ones are morally and physically outdated.

The concept of a Boutique Hotel and SPA with excellent professional equipment, a clinic and rejuvenation programs – an entire floor is dedicated to this.

Sauna, Cryo-sauna, Hamam, a wonderful infinity pool on the roof with a view of the sea, a French restaurant. Premium service.

Finishing in a yacht style – marble, wood.

But the main thing for the investor is that the property is completed, 100%+ occupancy, I could not book my room during the season, there is a queue for reservations. Very popular.

After the guaranteed income period expires, experts predict a strong increase in profitability under the shared income program due to the unique properties of the location.

As of today – +7% guaranteed income + 30% capitalization due to price growth over the year.

There are currently no units available for sale here.

The object has been handed over. Completely sold out. 100% occupancy rate.

We bought apartments in March 2024 in the finished first building at a special price with a discount of 4,997,000 baht for 38 sq. m.

Currently the price is 6,700,000 baht = +34% + 7% guaranteed income per year = +41%. This is for less than a year.

Prices continue to rise. Almost everything is sold. Less than 10% of available units remain. Everything will definitely be sold by the end of the year.

Many people are afraid that having bought real estate in Phuket, they will not be able to sell it. And they are right to be afraid, not all properties are in high demand.

We choose exactly these.

Sole Mio – 100% sold. Sea Heaven – 90% sold. The One – 85% sold and there is no doubt that by the end of the year they will be completely sold out.

If you want to make it, make a decision before the high season starts. There is a chance to make it before November.

There is a unique case here. The second building is under construction, in which the developer raises prices as the construction stages are closed.

These 2 buildings have a common pool and internal territory. Accordingly, the prices in the already finished building are also growing. How could it be otherwise?

There are no more free units in the finished facility.

The facility is completed and promoted. 100% occupancy.

Here, the goal was also to buy a finished property that would generate a guaranteed income immediately, without freezing money for the construction period, minimizing the risks of long-term construction, and receiving income directly from the branded world hotel operator No. 1 in the world, without worrying about the occupancy of apartments during the promotion period, without spending money on advertising and maintenance.

Everything is turnkey. For the maximum % of guaranteed income.

It turned out to be 7% net due to the fact that we managed to agree on an additional discount from the entire amount, which fully covered the costs of maintenance over the next 5 years.

Why did you choose this particular property?

In addition to the guaranteed income of 7% immediately in the finished property and a +34% increase in price, our experts expect the maximum return on capitalization here over the next 3-5 years

We expect to earn much more than 100% here

Why is that?

We expect to receive the main growth of capitalization due to the development of infrastructure and the shortage of supply here. There is little land and there is nowhere else to build nearby.

It is planned to build the largest shopping center in the north here, an analogue of Porto De Phuket 2 with world-class shops and restaurants, which will become a magnet for the entire north, where there is nothing like it yet.

And this is in addition to Nai Thon – also the fashionable and prestigious Mai Khao with its luxurious long beaches and a network of the best world 5 * hotels and Nai Yang, which is very popular with the Japanese and Chinese, who highly value the proximity to the airport. And there are many of them here, they guarantee good occupancy throughout the season. Although the owners of apartments here are mostly Russian.

In addition, it is planned to create a so-called business hub here – large conference halls will be built for holding seminars and training, which few people in other projects have thought about at all. And this is a whole direction of business tourism, actively developing now.

This project has the largest territory of all the developers under construction here.

To be more precise, the developer bought up all the land in Nai Thon suitable for construction and is creating the largest, most thoughtful unique conceptual project – there will be hotels, residences, villas, boutiques, conference halls, swimming pools, walking areas. Right behind the hill is a beautiful elephant farm.

And the most important thing – really – 50 meters to the sea! Right across the road. I have not seen closer anywhere!!!

The sea is beautiful. Here is one of the best hotels in Phuket, in my personal opinion, Pullman Arcadia – villas right in the jungle with a cascade of waterfalls, excellent steaks and the most stunning views of the sea from several infinity pools and areas.

Those who have been here at least once, forget about Bang Tao. Although it is not far – 20 minutes by car.

A paradise for gourmets. One of the best places on the island. And it will become even better after the implementation of the project.

There are only two 5 * hotels here and they are not new.

Everything in the finished building has already been sold. But the second building is actively under construction, which still has apartments. We plan to buy more here.

You can join us, get a special price and conditions for exclusive contracts.

There is another factor that will increase capitalization. The government presented a project for a new major transport interchange in the north.

It is to the north that money is now planned to be directed for the creation and development of infrastructure related to the plans for the construction and expansion of the airport and the development of the north of the island.

It is this region, and not Bang Tao, that will receive government investment.

This is one of the reasons why we have chosen our next investment target.

We try not to invest all the money in one resort in order to spread the risks and sell the properties where the price will grow the most and reinvest them in new developing projects.
For example, many are now rushing to buy everything in Bang Tao.

Yes, there are first-class hotels on the first line and within walking distance from the sea, which will always be in demand. But there are also a large number of properties on the 2nd and 3rd lines without first access to the sea, which are actively promoted by developers, passing them off as Rublyovka.

The supply is excessive. The sales methods are aggressive. And no one is thinking about the transport collapse in Bang Tao, for which there is no solution today.

Obviously, after the completion of construction in a year, when all this mass will be put into operation, people in these properties remote from the sea will face problems of colossal traffic jams and it is here that demand, price and liquidity will sag.

People don’t come to the sea to languish in traffic jams, steaming in the sun on the way to the beach, sitting in hotel buses.

We see the sharply increased scale of construction already now and understand what will happen next. Hotels within walking distance to the sea will be little affected, but the bulk of the second line from the sea from 500-1000 meters and further will certainly hit the prices and liquidity.

That’s why we choose different properties in other most promising areas.

The best properties always grow in price the most and are the most liquid.

We try to be careful when investing in pits.

Why? There is an opinion that in Phuket you need to invest in a pit, sell it after the construction is completed, having received the maximum profit. Well, like in Moscow.

This is primitive thinking. It won’t work like in Moscow. Buy, yes. Sell ​​no.

There are no two identical properties in Phuket at all. Therefore, it is impossible to determine the price by natural demand, comparing it with a nearby construction site. And it is also impossible to predict the price and demand after completion. There are many different new offers.

Not all properties sell equally well. There are long-term construction projects. There are unfinished properties.

Therefore, it is important to buy not a pit, but the best location, the best property.

Then there will be capitalization and liquidity. All developers praise their properties, trying to cover up the shortcomings.

The main thing is the distance from the sea. If more than 500 meters, put it aside.

If there are any super-advantages that offset the minus of the lack of walking distance, then take them into account, if not, look for another property, otherwise it will be much more difficult to find a tenant and a buyer.

Over the past year, we reviewed several dozen pits and decided to invest in only one of them.

The main reason is the one I mentioned above. Far from the sea. Within walking distance.

A few years ago, you could buy a property at the excavation stage within walking distance from the sea and be guaranteed to sell it after construction.

There are no such free plots of land for development in Phuket now. And almost all the excavations that are being built now are beyond walking distance.

Developers praise them unanimously, saying it’s not a big deal, there will be shuttle buses. Imagine yourself investing $150,000, waiting in line on the bus and sweating on the way to the beach. It looks a bit like a scam, doesn’t it?

Tenants quickly understand everything, they have tour operators who will open their eyes to all the delights and they will definitely choose the sea nearby if there is one.

There are also increased risks of failure to meet construction deadlines at the excavation stage, possible risks associated with documentation, approvals and obtaining permits, quality of construction, so you need to very carefully choose a developer you can trust.

And no income for 2 years while construction is underway. This is -14%

In February 2023, one of the largest land owners, a public company building several large facilities with a good reputation, building on time, appeared on Nai Yang.

We assessed the location, proximity to the sea, the beach, the availability of infrastructure nearby and other positive aspects, in particular the presence of an airport nearby, shops, restaurants, infrastructure nearby, prices and the presence of competitors and free plots here.

Out of dozens of pits, they chose this one.

Nai Yang – pit – forecast 80%-100% in 1.5-2 years. Business Class.

We bought units here in March at a price of 104,000 baht per sq. m., while the average price in Phuket is 170,000 baht

As a rule, excavations are bought on pre-sales at a special price. After that, the investment attractiveness becomes questionable. We bought at 104,000 baht per sq. m. We took it with installments to reduce the financial burden. Payment upon completion of the construction stages.

Business Class Project.
Currently, prices for finished comfort class properties in this region are 150,000 baht per square meter, business class is probably 10-20 thousand more expensive – 160,000 – 170,000 baht per square meter.

The priceis now 60% lower than the market. At the construction stage, the developer raises the price by 30%-40%, that is, by the end of construction in 1.5 years, the nominal increase will be about 100%, The liquidity forecast, taking into account the very competitive price of the area and direct walking distance to the sea, is good.

To increase liquidity, we plan to give a 10% discount and get 80% = 100% in 1.5-2 years.

Here is purely speculative interest – resale. There is no guaranteed income.

For the purpose of diversification and investment management mobility, we have chosen another investment object on the best beach in Phuket. According to the ratings of authoritative agencies, in particular Trip Adviser – this beach is in the Top 3, Top 5 according to different years in Asia, Southeast Asia.

There are people, in particular many Russians who come to rest in Phuket specifically and only there. This is a rich, mannered aristocratic public with increased demands on the level of service and quality of rest.

The famous luxury hotel The Nai Kharn is located here. Excellent cuisine, excellent service, stunning rooms with a mesmerizing view of the sea and huge balconies terraces with a daybed for relaxation. My balcony alone was 80 meters. Luxury class in everything. It was originally built for yachtsmen anchored in the bay.

A 27 sq. m unit was purchased in September 2023 for 3,729,000 baht. Now such a unit costs 4,718,000 baht

That is +27% +7% guaranteed income from a luxury hotel operator.

And another price increase of +10% -15% is expected in November – December upon completion of construction.

There is a magnificent beach with waves playing with Maldivian shades, Seychelles boulders near the shore, crystal clear water, huge spaces in the shade of centuries-old pines, stunning incredible views from Cape Prom Thep, paved walking paths along large beautiful lakes.

A natural paradise, idyll and pleasure. Nearby is the business district of Chalong, where the main administrative and business facilities of Phuket are located.

Everything is well-groomed, everywhere is clean, beautiful and spacious.

There is a high demand for premium real estate and a small supply of 5* hotels here

It is not always possible to book them even out of season.

My friends and partners and I have purchased more than 10 apartments here. There are several reasons.

Unique location – the opportunity to live for free in this paradise plus a guaranteed income of 7% for 30 days. We try to choose the maximum guaranteed income.

Here, due to an additional discount that covered all current maintenance costs for 3 years, we received a real 7%.

By the way, most other properties rarely provide a guaranteed income of more than 6%, sometimes 5%. Most properties do not have it at all.

We try to choose properties with maximum profitability and achieve even better results due to discounts and exclusive contracts.

Plus, here we managed to buy rooms with Pool access for the same price – direct access to the pool right from the room. For example, I rented a room like this at the nearby Windham Grand and it was 40% more expensive than usual and you couldn’t book it for all dates.

These rooms have increased liquidity and are the first to sell out.

But the main thing about this property is its premium quality. It stands out from the others.

It won the prestigious Design of the Year Award. It has the highest level of finishing. The most expensive Italian furniture. Restaurants, swimming pools, fitness – everything is top notch. The branded hotel operator is the famous Bursary company from Bangkok.

We also invested in the most pompous and exclusive property in Kamala. Mont Azure.

It’s hard to compare it to anything. A cascade of waterfalls!!!, swimming pools, restaurants, fitness, stunning views. Chamber, green, premium. Expensive.

Next to the fashionable Intercontinental, where the princess prefers to stay.

300 meters from the best beach with access through the only tunnel under the road in Phuket. Branded hotel operator No. 5 in the world, Accor.

Nearby is a Michelin restaurant, an aristocratic beach, restaurants, an embankment with walking areas, the iconic Del Mar cafe.

An oasis of luxury and aristocracy in a secluded, isolated northern part of Kamala.

A roof with a private garden and a jacuzzi as a gift. An exclusive property that has no analogues.

Income forecast 70% -100% in 2 years.

Upon completion of construction, due to the location and absolutely unique exclusive features of the project. There is no point in comparing. There is simply nothing to compare with.

Rent, resale upon completion of construction.

This is our practice. Our experience and expertise.

We know many examples of unsuccessful investments and often receive requests to sell difficult objects chosen for unclear reasons.
We are forced to refuse.

It is also important not only to choose the best property, but also to buy on time.

It is no longer possible to buy Sole Mio, Sea Heaven will end in a month or two, almost everything is sold out there, the prices in the One will increase by 10%-15% by November, small units in Tile Serenity are running out, there will be a price increase in October.

We recommend making a decision before prices increase.

Summer is the low season in Phuket and the lowest prices.

In October – November, demand increases and all developers raise prices.

This happened last year. It will happen this year too.

We recommend not to miss the opportunity to buy or reserve a property before prices increase. Payment can be made later.

It is important to have time to choose and reserve a unit while it is available and fix the best price.

It is better to do this in September, October. You can see for yourself how much the prices will rise in our examples.

Liquidity depends primarily on the location and quality of the property. Profitability often depends on the timeliness of investments.

Raiffeisen Bank, through which the main official payments were made in 2023 and 2024, ceases operations in September.

But there are worthy alternatives. Call us. We will tell you.

While it is possible to make official payments through a reliable bank.