The Bang Tao coastline on Phuket — the market underwritten in this case study
Phuket Old Town Sino-Portuguese architecture at sunset — the island market underwritten in this report
Custom Report · Phuket · June 2026 · Redacted

What a $499 Phuket report actually looks like.

Not a teaser — the whole structure. 9 sections, 7,080 listings screened to a Golden 5. Prices, sizes, districts and gross figures are the real delivered output. Building names and net yields are blocked out — the names are what you commission. Yours ships with every block filled in and a live listing link on every row.

Commission yours — $499 How the report works →

// Other reports from the same engine

See the Chiang Mai report See the Bangkok report
0
Listings screened
0
Buildings scored
0
Areas ranked
0
Golden picks
0
Report sections

// The report

The full report, section by section.

Each section is what ships in the delivered PDF — alongside the full raw Excel workbook: every property analysed with its live listing link, ranked sheets by net yield, appreciation and district. Tap any section — the Golden 5 is the main deliverable.

// 01 · Scope & Method

How this list was built

Click to expand → The 5-step filter, the formula, the verification chain

Built fresh from a live cross-source scan of Phuket condo inventory. Cross-platform consensus rents and cohort-capped pricing filter out agent inflation. Survivors clear all five steps: net yield, appreciation, age, FQ availability, verifiable URL.

// Scope

Inventory filter

Active Phuket condo inventory across PropertyHub, Lazudi, Thailand-Property and FazWaz. Off-plan, leasehold and nominee structures excluded. Beach-zone vs. inland cohorts priced separately so Patong rent assumptions don’t bleed into Phuket Town valuations.

// Math

Net yield formula

Gross rent − 15% vacancy − 12% management − CAM − L&B tax. Conservative long-term-tenant assumption — not airbnb.

// Verification

Cross-source consensus

Same-building rents checked across 2+ portals. Outliers thrown out. Every Golden 5 ships with the public listing URL plus cross-source links.

// Legal

FQ — always re-confirm

Every shortlist unit verified under the 49% Foreign Quota at scan time. FQ slots move — re-confirm before offer.

// 02 · Area Overview

Phuket area dynamics — where the picks come from.

Click to expand → 8 areas with eligible inventory in the 3M–12M THB band. Sorted by gross yield. Median prices are the real area medians from the live scan; net yield is the figure withheld until you commission.

NotePhuket inverts Chiang Mai’s curve. The beach-anchored zones (Patong, Karon/Kata, Rawai) carry the higher gross because short-let demand props rent; the boutique premium tier (Surin/Kamala) trades current yield for appreciation. The Golden 5 picks two of each archetype. The area-by-area public version of this scan lives at the Phuket best-areas ranking.

#AreaMedian ฿/m²Rent ฿/m²/moGrossNet (low)Read
1Bang Tao / Laguna฿8.80M—7.62%████Branded epicenter
2Thalang / North฿4.60M—8.00%████Airport corridor
3Kathu / Central฿5.07M—5.88%████Value tier
4Phuket Town฿4.26M—5.92%████Domestic insulation
5Karon / Kata฿6.50M—8.53%████Family tourism
6Patong฿6.35M—8.52%████Yield play
7Rawai / Nai Harn฿4.90M—8.14%████Value beach
8Surin / Kamala฿4.90M—5.12%████Boutique premium

// 03 · Top 10 by Net yield

First filter — pure yield

Click to expand → Ranked on net yield after every deduction. Phuket’s 12-17% gross headlines compress to roughly 7-10% net once vacancy, management, CAM and tax are applied to long-term-tenant rents — still the highest current-yield leg of a Thailand portfolio. The redacted column is the conservative net you commission to receive.

Gross yields are real research estimates from this scan — they are not promises and not net of vacancy, management, CAM or property tax. The conservative net yield each unit underwrites to is the figure withheld here; that is what you commission the report to receive.

#BuildingAreaSizePrice฿/m²GrossNet (low)ScoreWhy it ranksListing
1██████████Patong189m²฿9.90M฿52,38117.18%█████ExcellentLargest unit; Patong year-round occupancyIn custom
2██████████Karon / Kata58m²฿3.50M฿60,81716.07%█████ExcellentCompact entry; family-tourism rentIn custom
3██████████Thalang / North165m²฿7.82M฿47,25414.76%█████ExcellentUnderpriced per-m² in airport corridorIn custom
4██████████Rawai / Nai Harn112m²฿6.85M฿61,16113.88%█████ExcellentCheapest beach-anchored FQ inventoryIn custom
5██████████Bang Tao / Laguna105m²฿6.00M฿57,14313.74%█████ExcellentFQ slots sell out in weeksIn custom
6██████████Kathu / Central115m²฿4.80M฿41,73912.94%█████ExcellentInland value tierIn custom
7██████████Karon / Kata109m²฿6.60M฿60,55012.39%█████ExcellentStable seasonal demandIn custom
8██████████Phuket Town63m²฿3.00M฿47,61912.76%█████ExcellentCheapest entry to in-town inventoryIn custom
9██████████Thalang / North45m²฿4.50M฿99,31611.74%█████Excellent1-year-old; airport-corridor scarcityIn custom
10██████████Surin / Kamala115m²฿4.80M฿41,73912.94%█████ExcellentMirror of #6; HNW poolIn custom

// 04 · Top 10 by Appreciation

Second filter — 5-year growth

Click to expand → Projected appreciation: supply constraint + infrastructure + ecosystem. Five-year CAGR is the area-level projection, not a per-building promise. Buildings on both this list and Section 03 are the dual qualifiers — the Golden 5 lives in that intersection.

#BuildingAreaPrice5-yr CAGRGrossNet (low)TierCatalystListing
1██████████Bang Tao / Laguna฿6.00M9.5%13.74%█████HighestBranded-residence epicenter (Twinpalms, Sands, Layan). 9.5% YoY 2024–25.In custom
2██████████Surin / Kamala฿11.50M8.0%8.94%█████HighestBoutique premium; thin supply pipeline. European HNW + HK/SG buyer pool.In custom
3██████████Surin / Kamala฿9.80M8.0%3.87%█████HighestPremium tier; terrain + zoning constrain supply.In custom
4██████████Surin / Kamala฿8.80M8.0%5.91%█████HighestBoutique premium tier; 7-10% YoY band.In custom
5██████████Surin / Kamala฿10.00M8.0%5.34%█████HighestBoutique premium tier; thin pipeline.In custom
6██████████Thalang / North฿5.60M6.5%10.29%█████HighAirport-corridor + Mai Khao/Nai Yang luxury micro-cluster.In custom
7██████████Thalang / North฿4.50M6.5%11.74%█████HighBranded-residence ambitions on undeveloped frontages.In custom
8██████████Thalang / North฿6.80M6.5%6.55%█████HighAirport-corridor cluster; 1-year-old.In custom
9██████████Thalang / North฿6.99M6.5%3.51%█████HighBrand premium ฿/m²; growth lever priced in.In custom
10██████████Thalang / North฿3.20M6.5%11.38%█████HighCheapest airport-corridor entry; FQ awaiting verification.In custom

// 05 · The Golden 5

Five specific units — the main deliverable

Click to expand → The shortlist you act on. Each survived all five steps; each ships with a public listing URL in the real report. The redacted figures are the net yield, exit score and exact rent — the conservative outputs you commission to receive.

Rank #1 · Composite winner

██████████

Bang Tao / Laguna · 13y old · Beach-condo · 105m²

Shortlist
Net
█████
CAGR
████
Exit
███
Comp.
███
Price · Size
฿6.00M · 105m²
Price / m²
฿57,143
Gross yield
13.74%
Rent (low → high)
฿████ – ฿████
Net (low → high)
█████ – █████
CAM / year
฿████
Rent source
Cross-source verified
Foreign quota
FQ tag · cross-verified

Why it survivedBranded-residence epicenter (Twinpalms, Sands, Layan). FQ slots sell out in weeks. 9.5% YoY 2024–25.// area-level signal · Bang Tao / Laguna

Open listing Live in your report
Cross-source ↗ propertyhub · thailand-property · fazwaz

Rank #2 · Custom pick

██████████

Thalang / North · 18y old · Beach-condo · 165m²

Shortlist
Net
█████
CAGR
████
Exit
███
Comp.
███
Price · Size
฿7.82M · 165m²
Price / m²
฿47,254
Gross yield
14.76%
Rent (low → high)
฿████ – ฿████
Net (low → high)
█████ – █████
CAM / year
฿████
Rent source
Cross-source verified
Foreign quota
FQ verified · available

Why it survivedAirport-corridor + Mai Khao/Nai Yang luxury micro-cluster. Branded-residence ambitions on undeveloped frontages.// area-level signal · Thalang / North

Open listing Live in your report
Cross-source ↗ propertyhub · thailand-property · fazwaz

Rank #3 · Custom pick

██████████

Thalang / North · 1y old · Sea-view studio · 45m²

Shortlist
Net
█████
CAGR
████
Exit
███
Comp.
███
Price · Size
฿4.50M · 45m²
Price / m²
฿99,316
Gross yield
11.74%
Rent (low → high)
฿████ – ฿████
Net (low → high)
█████ – █████
CAM / year
฿████
Rent source
Cross-source verified
Foreign quota
FQ tag · cross-verified

Why it survivedBranded-residence ambitions; newest in airport corridor. High exit liquidity score.// area-level signal · Thalang / North

Open listing Live in your report
Cross-source ↗ propertyhub · thailand-property · fazwaz

Rank #4 · Custom pick

██████████

Rawai / Nai Harn · 11y old · Beach-condo · 113m²

Shortlist
Net
█████
CAGR
████
Exit
███
Comp.
███
Price · Size
฿7.50M · 113m²
Price / m²
฿66,539
Gross yield
12.76%
Rent (low → high)
฿████ – ฿████
Net (low → high)
█████ – █████
CAM / year
฿████
Rent source
Cross-source verified
Foreign quota
FQ tag · cross-verified

Why it survivedValue play. Cheapest beach-anchored zone with FQ condo inventory. Retiree-anchored long-term rental demand.// area-level signal · Rawai / Nai Harn

Open listing Live in your report
Cross-source ↗ propertyhub · thailand-property · fazwaz

Rank #5 · Custom pick

██████████

Karon / Kata · 13y old · Beach-condo · 109m²

Shortlist
Net
█████
CAGR
████
Exit
███
Comp.
███
Price · Size
฿6.60M · 109m²
Price / m²
฿60,550
Gross yield
12.39%
Rent (low → high)
฿████ – ฿████
Net (low → high)
█████ – █████
CAM / year
฿████
Rent source
Cross-source verified
Foreign quota
FQ tag · cross-verified

Why it survivedMid-tier. Family-tourism tilt; Scandinavian winter long-stays. Stable seasonal demand.// area-level signal · Karon / Kata

Open listing Live in your report
Cross-source ↗ propertyhub · thailand-property · fazwaz

// 06 · City-Wide Building Scan

The market reference set

Click to expand → Reference catalog. The top 50 buildings in the 3M–12M THB band, deduped to one row per project, ranked by gross yield. Per-m² rent + per-m² buy price let you compare across unit sizes directly. Score buckets the conservative Low Net into market-standard tiers.

#BuildingAreaRent ฿/m²/moPrice ฿/m²GrossNet (low)ScoreListing
1██████████Patong฿750฿52,38117.18%█████ExcellentIn custom
2██████████Karon / Kata฿814฿60,81716.07%█████ExcellentIn custom
3██████████Thalang / North฿581฿47,25414.76%█████ExcellentIn custom
4██████████Rawai / Nai Harn฿708฿61,16113.88%█████ExcellentIn custom
5██████████Bang Tao / Laguna฿654฿57,14313.74%█████ExcellentIn custom
6██████████Kathu / Central฿450฿41,73912.94%█████ExcellentIn custom
7██████████Surin / Kamala฿450฿41,73912.94%█████ExcellentIn custom
8██████████Rawai / Nai Harn฿708฿66,53912.76%█████ExcellentIn custom
9██████████Phuket Town฿506฿47,61912.76%█████ExcellentIn custom
10██████████Karon / Kata฿625฿60,55012.39%█████ExcellentIn custom
11██████████Bang Tao / Laguna฿514฿52,00011.85%█████ExcellentIn custom
12██████████Rawai / Nai Harn฿715฿72,81911.78%█████ExcellentIn custom
13██████████Thalang / North฿972฿99,31611.74%█████ExcellentIn custom
14██████████Bang Tao / Laguna฿863฿90,47611.44%█████ExcellentIn custom
15██████████Thalang / North฿778฿82,05111.38%█████ExcellentIn custom
16██████████Rawai / Nai Harn฿493฿53,23011.12%█████Very goodIn custom
17██████████Karon / Kata฿677฿73,33311.08%█████ExcellentIn custom
18██████████Rawai / Nai Harn฿408฿45,13910.86%█████Very goodIn custom
19██████████Phuket Town฿353฿39,00710.86%█████Very goodIn custom
20██████████Patong฿704฿78,95810.69%█████ExcellentIn custom
21██████████Patong฿704฿78,95810.69%█████ExcellentIn custom
22██████████Thalang / North฿671฿77,73910.36%█████Very goodIn custom
23██████████Thalang / North฿1,000฿116,66710.29%█████ExcellentIn custom
24██████████Rawai / Nai Harn฿811฿94,59510.29%█████Very goodIn custom
25██████████Patong฿765฿89,47410.26%█████Very goodIn custom
26██████████Surin / Kamala฿451฿52,77810.26%█████Very goodIn custom
27██████████Kathu / Central฿425฿49,86510.22%█████Very goodIn custom
28██████████Thalang / North฿976฿115,78910.12%█████Very goodIn custom
29██████████Bang Tao / Laguna฿1,000฿118,93710.09%█████Very goodIn custom
30██████████Rawai / Nai Harn฿694฿83,33310.00%█████Very goodIn custom
31██████████Thalang / North฿658฿79,4879.93%█████Very goodIn custom
32██████████Kathu / Central฿550฿66,6679.90%█████Very goodIn custom
33██████████Kathu / Central฿474฿59,8049.51%█████Very goodIn custom
34██████████Phuket Town฿388฿49,1679.48%█████Very goodIn custom
35██████████Thalang / North฿734฿93,2209.45%█████Very goodIn custom
36██████████Bang Tao / Laguna฿734฿93,2209.45%█████Very goodIn custom
37██████████Patong฿581฿73,8009.45%█████Very goodIn custom
38██████████Surin / Kamala฿453฿57,5549.44%█████Very goodIn custom
39██████████Thalang / North฿421฿54,7379.23%█████GoodIn custom
40██████████Thalang / North฿421฿54,7379.23%█████GoodIn custom
41██████████Rawai / Nai Harn฿735฿95,8229.21%█████Very goodIn custom
42██████████Phuket Town฿533฿69,8009.17%█████Very goodIn custom
43██████████Patong฿688฿90,8269.08%█████Very goodIn custom
44██████████Kathu / Central฿454฿60,4829.02%█████Very goodIn custom
45██████████Rawai / Nai Harn฿639฿85,2279.00%█████Very goodIn custom
46██████████Kathu / Central฿433฿57,9278.98%█████Very goodIn custom
47██████████Kathu / Central฿581฿78,3338.90%█████Very goodIn custom
48██████████Rawai / Nai Harn฿708฿96,4298.81%█████GoodIn custom
49██████████Phuket Town฿440฿60,0008.80%█████GoodIn custom
50██████████Phuket Town฿533฿72,6848.79%█████Very goodIn custom

Every row in the delivered report is traceable to a master spreadsheet row. The net yield column you see redacted here is the figure you commission for.

// 07 · The Raw Workbook

The full raw spreadsheet (Excel)

Click to expand → Ships with every report. Every listing analysed for this market, unredacted, a live listing link on every row — ranked by net yield, appreciation and district — so you can verify why the Golden 5 made the Golden 5.

The PDF is the conclusion. The workbook is the evidence: every Phuket listing that entered the funnel, each with its live listing URL, the full cost-stack math on every row, and separate ranked sheets — by net yield, by appreciation signals, by district. The client can re-sort, re-filter, and challenge any number.

All listings By net yield By appreciation By district
#BuildingDistrictm²AskingNet mathListing
1███████Patong38฿4.2M███↗
2███████Bang Tao / Laguna55฿5.8M███↗
3███████Rawai / Nai Harn46฿3.6M███↗
⋮every listing that entered the funnel — delivered unredacted, with live links

Illustrative rows, redacted here. The delivered workbook is unredacted — names, math, links, every sheet.

// 08 · How to use

From PDF to offer.

  1. 1Verify each Golden 5 listing URL against the public source.
  2. 2Cross-check the building’s foreign-quota slot before you offer.
  3. 3Use the area + scan tables as your negotiation anchor.
  4. 4Stuck? 30-minute walkthrough call included.

// 09 · Scope & limits

What this is, and isn’t.

Research, not brokerage. No commission, no introductions. Listing URLs verify; they don’t represent.

Yields are conservative estimates. Net assumes a long-term tenant after every deduction. Not a guarantee.

Dated snapshot. Inventory and FQ availability move. Re-confirm at offer.

// Same engine, different city

Three cities. One protocol.

The exact same 5-step underwriting, applied to two other markets. Real buildings, real prices, real gross yields — names redacted, same as this one.

// The report · Chiang Mai

See the Chiang Mai report →

11.2% gross leaders — the entry-budget play.

// The report · Bangkok

See the Bangkok report →

2,092 in-band listings ranked — the resale-liquidity leg.

Your city. Every bar filled in.

Same engine, your budget and your shortlist. The Golden 5, the listing URLs, every line of math — delivered in 5 days.

Commission — $499

Or run the math yourself with the $20 Protocol →

⚠ Disclaimer

Brinkman Data Analytics is an independent research service. Not financial, investment, tax, or legal advice. All yield figures are estimates based on historical research data and are not guaranteed. International real estate carries risk of partial or total loss of capital.

Commission Report $499