Villa ROI & Rental Yield in Thailand: The Real Numbers

Every villa listing in Thailand promises a return somewhere between "great" and "life-changing." Few show the math behind it. Here's how the numbers behind a Hush Villas investment actually break down — and why we'd rather show you a conservative number you can trust than an optimistic one that falls apart under questions.

Rental Income: Start With Occupancy, Not the Brochure Photo

Marketing materials love high-season numbers. A realistic year-round picture for a well-managed villa on Koh Phangan splits into two seasons: roughly $2,000/month in the low season (May–October) and $5,000/month in the high season (November–April). Blended across the year, that's the basis for a real payback estimate — not the cherry-picked peak month.

What Comes Out Before It's "Yours"

Any honest yield figure has to account for property management (someone has to handle guests, cleaning, and maintenance while you're not on the island) and, if you list on Booking.com or Airbnb, their commission on top. Run a conservative occupancy assumption through those deductions and a $135,000 entry villa pays back in roughly 5–6 years through rental income alone — after which it's close to pure passive income for as long as you hold it.

The Net Number After Fees: 15–18% a Year

Gross rental income before fees looks better on paper, which is exactly why so many listings quote it. After property management (20%), OTA booking fees on Booking.com or Airbnb (15%), and tax (7%), on a conservative 70% occupancy assumption, a Hush Villa nets somewhere between 15% and 18% a year on the $135,000 entry price. That's the number we'd want to see if we were the ones buying — not the gross figure before anyone takes their cut.

Why We Quote It This Way

Koh Phangan land and villa prices have grown meaningfully since 2022, and demand for finished, well-built villas continues to outpace supply on the island. We could quote a more flattering blended number. We'd rather you compare our stated 5–6 year rental payback and 15–18% net annual yield against any other project's numbers, ask the same "what's the occupancy assumption?" question of them, and make the decision with real information either way.