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Key Takeaways

• Condo prices vary across Phuket. Bang Tao, Layan and Karon offer different property settings, amenities and price points.
• The listed price may not include everything. Foreign-freehold premiums, furniture packages and transfer charges can increase your purchase budget.
• Maintenance continues after handover. Common-area fees, sinking funds, utilities and repairs need to be considered.
• Rental returns depend on actual expenses. Management fees, operating costs and rental restrictions affect what owners ultimately earn.

A condominium advertised at THB 5 million doesn’t necessarily mean THB 5 million is all you’ll spend.

In Phuket, some developers include furniture and foreign-freehold charges in their selling price. Others charge for them separately. There are also registration expenses, building maintenance contributions and costs that arise once the apartment is ready for use.

These differences become particularly relevant when comparing condos for sale in Phuket across Bang Tao, Layan and Karon. Two properties with similar asking prices can involve quite different financial commitments.

At Namiq Estates, we look at these details before recommending a property. Understanding the cost to buy a condo in Phuket is about knowing what you’ll pay upfront, what ownership will cost over time and whether the property makes financial sense for your intended use.

1. How Much Is a Condo in Phuket?

Phuket has everything from compact holiday apartments to larger residences and branded condominiums with extensive lifestyle facilities. Naturally, the prices aren’t the same.

According to C9 Hotelworks’ Phuket Property Market Update, May 2025, the island’s median condominium price was approximately THB 144,000 per square metre.

Phuket Condominium Prices by Location

These figures provide a useful starting point, but they don’t tell the whole story. A one-bedroom apartment in Bang Tao could cost less than a larger residence in Karon, while branded developments in Layan may command substantially higher prices than conventional condominiums nearby.

Source: C9 Hotelworks, May 2025. These are historical area-wide market benchmarks, not current Namiq property quotations.

Why Phuket Condos Cost More in Some Developments

A condominium in Bang Tao may appeal to buyers who want beach proximity, restaurants and an established lifestyle neighbourhood. Layan offers a quieter setting, with a growing selection of premium residences and managed developments. Karon presents another option for buyers who value beach access and a coastal holiday environment.

We work with properties across these locations, and the differences extend beyond their surroundings.

Within Bang Tao or Layan, for instance, a branded residence with hotel-style services can command a higher price than a conventional residential apartment. Floor level, views, usable space and the facilities included also influence what you’re paying for.

The same C9 report found that non-branded condominiums in Phuket’s primary market averaged THB 139,000 per sq. m, compared with THB 100,000 in the resale market.

That doesn’t automatically make resale the better purchase. The building’s condition, maintenance history and ownership arrangements still matter.

Our Bang Tao, Layan and Karon location comparison offers a closer look at what distinguishes these areas.

2. What Adds to the Cost of Buying a Condo in Phuket?

When we review a property quotation, the first thing we establish is the complete purchase price. What is included in one development may be charged separately in another.

Foreign Freehold and Furniture Packages

Foreign buyers can legally own eligible condominium units under freehold ownership, subject to Thailand’s foreign ownership requirements.

Some developments include the foreign-freehold premium in the advertised price. Others charge separately for it. Furniture packages also differ, with properties offered fully furnished, partly furnished or with furniture payable as an additional package.

In one of the Phuket project cost schedules we’ve reviewed, the foreign-freehold charge is THB 200,000, with another THB 300,000 for furniture. Other developments include these elements in their quoted price.

That’s a THB 500,000 difference in additional charges, before accounting for registration and other expenses.

When comparing properties, we recommend looking at the final cost of the specific apartment you intend to purchase, including its ownership structure and furnishings.

Transfer Fees, Taxes and Legal Expenses

Thailand’s standard property transfer fee is 2% of the official appraised value. For a condominium assessed at THB 5 million, that amounts to THB 100,000.

Who pays the fee depends on the transaction and agreed terms. Withholding tax and, where applicable, specific business tax or stamp duty also need to be considered.

The Thai government’s condominium fee guidance outlines the applicable framework. Buyers should also account for independent legal advice, currency conversion and overseas remittance charges.

A dependable Phuket real estate agency should be able to clarify these expenses before you commit to a purchase.

Does the Payment Plan Change the Total Cost?

Not necessarily.

Off-plan condominiums often come with staggered payment schedules. Some require a substantial amount on signing, while others spread payments across construction milestones or even beyond handover.

We’ve seen both arrangements in the Phuket developments we assess.

The important thing is to distinguish the payment schedule from the actual price. A more convenient plan can help with cash flow, but it doesn’t necessarily make a property less expensive.

Check when each payment is due, what happens if construction is delayed and whether the reservation amount is refundable under the agreed conditions.

3. What Owning a Phuket Condo Actually Costs

The costs of owning a condo in Phuket continue after registration. Even if you’re only visiting a few times a year, your apartment remains part of a managed building with shared expenses.

Common Area Maintenance Fees

Common Area Maintenance (CAM) fees cover the upkeep of shared swimming pools, security, landscaping, lifts and other communal facilities.

They’re generally calculated according to the apartment’s area and the building’s monthly rate per square metre.

For a 40 sq. m apartment with a CAM rate of THB 60 per sq. m per month:

40 × THB 60 = THB 2,400 monthly, or THB 28,800 annually.

The rate is illustrative, although comparable rates appear in the Phuket property cost sheets we review.

A condominium with multiple pools, extensive landscaping and managed services may have higher maintenance fees. Those facilities can improve the ownership experience, but their upkeep should be included in your calculations.

Sinking Funds, Utilities and Repairs

A sinking fund is a reserve collected from owners towards major repairs and future improvements. It is commonly charged during purchase or handover, although further contributions may be required.

At THB 600 per sq. m, a 40 sq. m condominium would require THB 24,000.

Then there are everyday expenses such as electricity, water, internet, insurance, appliance servicing and repairs. Applicable property taxes or special assessments should also be checked.

These figures may seem relatively small compared with the purchase price, but they form part of the long-term ownership budget.

4. How Do Rental Plans Affect Your Expenses?

Many of the condominiums we assess in Bang Tao and Layan offer some form of managed rental arrangement. The terms, however, can differ considerably.

Some developments operate rental pools, while others offer contractual fixed-return arrangements or allow owners to appoint a property manager.

We look beyond the projected rental percentage to understand how the income is calculated and distributed.

Rental Management and Operating Costs

A professionally managed property may involve operator commissions, booking fees, cleaning, repairs, utilities and other operating expenses.

Suppose your condominium generates THB 400,000 in annual rental revenue. That is the gross income. The amount you actually receive depends on the deductions and the agreement with the operator.

There’s also the question of personal use. Some managed rental programmes restrict when or how often owners can stay in their apartment.

When discussing projected earnings with a Phuket realtor, ask whether the figures represent gross revenue or estimated net income after expenses.

Short-term letting is regulated in Thailand and is not automatically permitted in residential condominiums. We therefore distinguish between residential ownership and projects with an appropriate hospitality operating structure when assessing rental-led purchases.

5. Calculating Your Total Phuket Condo Budget

Let’s use a hypothetical 40 sq. m condominium advertised at THB 5 million.

The calculation below shows how your budget may change when certain charges are additional rather than included.

The figures are illustrative, based on selected cost assumptions from Phuket project quotations. Legal fees, other applicable taxes and remittance expenses are excluded. Actual charges and fee-sharing arrangements vary. The first-year CAM amount is an advance payment towards an annual expense.

In this example, the amount needed upfront is THB 652,800 more than the advertised property price.

This is why we prefer comparing complete quotations rather than simply matching apartments against a price per square metre.

When speaking with real estate agents in Phuket, Thailand, ask for a breakdown covering the unit price, ownership charges, furnishing, transfer expenses, payment milestones and recurring costs. It gives you a far better basis for comparing two properties.

6. Understanding the Complete Cost With Namiq Estates

A property can have the location, views and facilities you’re looking for, but the numbers must work for you too.

At Namiq Estates, we assess condominiums across Phuket’s Bang Tao, Layan and Karon markets with that balance in mind. We compare ownership arrangements, developer credibility, pricing, payment plans and ongoing expenses before recommending options.

Our real estate advisory in Phuket, Thailand is built around helping you understand the property you’re considering, including the financial commitments that come with it.

Whether you’re planning to buy a condo in Phuket as a holiday home or an investment, explore our curated condos for sale in Phuket, Thailand or speak with our team to discuss properties suited to your requirements.

Disclaimer: This article provides general information, not legal, tax or investment advice. Market figures are dated where indicated, and cost calculations are illustrative. Obtain independent professional guidance and verify current purchase terms before investing.

By Namiq Editorial Team