Not a teaser — the whole structure. 9 sections, an island-wide condo scan filtered to a Golden 5. Real buildings, real prices, real gross yields. Only the net yields and listing URLs are withheld.
// Other reports from the same engine
// The report
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
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
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
Gross rent − 15% vacancy − 12% management − CAM − L&B tax. Conservative long-term-tenant assumption — not airbnb.
// Verification
Same-building rents checked across 2+ portals. Outliers thrown out. Every Golden 5 ships with the public listing URL plus cross-source links.
// Legal
Every shortlist unit verified under the 49% Foreign Quota at scan time. FQ slots move — re-confirm before offer.
// 02 · Area Overview
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.
| # | Area | Median ฿/m² | Rent ฿/m²/mo | Gross | Net (low) | Read |
|---|---|---|---|---|---|---|
| 1 | Bang Tao / Laguna | ฿8.80M | — | 7.62% | ████ | Branded epicenter |
| 2 | Thalang / North | ฿4.60M | — | 8.00% | ████ | Airport corridor |
| 3 | Kathu / Central | ฿5.07M | — | 5.88% | ████ | Value tier |
| 4 | Phuket Town | ฿4.26M | — | 5.92% | ████ | Domestic insulation |
| 5 | Karon / Kata | ฿6.50M | — | 8.53% | ████ | Family tourism |
| 6 | Patong | ฿6.35M | — | 8.52% | ████ | Yield play |
| 7 | Rawai / Nai Harn | ฿4.90M | — | 8.14% | ████ | Value beach |
| 8 | Surin / Kamala | ฿4.90M | — | 5.12% | ████ | Boutique premium |
// 03 · Top 10 by Net ROI
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.
| # | Building | Area | Size | Price | ฿/m² | Gross | Net (low) | Score | Why it ranks | Listing |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Bayshore Ocean View Condominiums | Patong | 189m² | ฿9.90M | ฿52,381 | 17.18% | █████ | Excellent | Largest unit; Patong year-round occupancy | In custom |
| 2 | Karon Butterfly Condominium | Karon / Kata | 58m² | ฿3.50M | ฿60,817 | 16.07% | █████ | Excellent | Compact entry; family-tourism rent | In custom |
| 3 | The Tree residence Phuket | Thalang / North | 165m² | ฿7.82M | ฿47,254 | 14.76% | █████ | Excellent | Underpriced per-m² in airport corridor | In custom |
| 4 | Nai Harn Beach Condominium | Rawai / Nai Harn | 112m² | ฿6.85M | ฿61,161 | 13.88% | █████ | Excellent | Cheapest beach-anchored FQ inventory | In custom |
| 5 | Surin Sabai | Bang Tao / Laguna | 105m² | ฿6.00M | ฿57,143 | 13.74% | █████ | Excellent | FQ slots sell out in weeks | In custom |
| 6 | Kamala Hills | Kathu / Central | 115m² | ฿4.80M | ฿41,739 | 12.94% | █████ | Excellent | Inland value tier | In custom |
| 7 | Palm & Pine At Karon Hill | Karon / Kata | 109m² | ฿6.60M | ฿60,550 | 12.39% | █████ | Excellent | Stable seasonal demand | In custom |
| 8 | Supalai City Resort Phuket | Phuket Town | 63m² | ฿3.00M | ฿47,619 | 12.76% | █████ | Excellent | Cheapest entry to in-town inventory | In custom |
| 9 | The Title Halo 1 | Thalang / North | 45m² | ฿4.50M | ฿99,316 | 11.74% | █████ | Excellent | 1-year-old; airport-corridor scarcity | In custom |
| 10 | The Kamala Hills | Surin / Kamala | 115m² | ฿4.80M | ฿41,739 | 12.94% | █████ | Excellent | Mirror of #6; HNW pool | In custom |
// 04 · Top 10 by Appreciation
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.
| # | Building | Area | Price | 5-yr CAGR | Gross | Net (low) | Tier | Catalyst | Listing |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Surin Sabai | Bang Tao / Laguna | ฿6.00M | 9.5% | 13.74% | █████ | Highest | Branded-residence epicenter (Twinpalms, Sands, Layan). 9.5% YoY 2024–25. | In custom |
| 2 | Grand Kamala Falls | Surin / Kamala | ฿11.50M | 8.0% | 8.94% | █████ | Highest | Boutique premium; thin supply pipeline. European HNW + HK/SG buyer pool. | In custom |
| 3 | CITYGATE | Surin / Kamala | ฿9.80M | 8.0% | 3.87% | █████ | Highest | Premium tier; terrain + zoning constrain supply. | In custom |
| 4 | The Trees Residence | Surin / Kamala | ฿8.80M | 8.0% | 5.91% | █████ | Highest | Boutique premium tier; 7-10% YoY band. | In custom |
| 5 | Zen Space | Surin / Kamala | ฿10.00M | 8.0% | 5.34% | █████ | Highest | Boutique premium tier; thin pipeline. | In custom |
| 6 | The Title Legendary Bang-Tao | Thalang / North | ฿5.60M | 6.5% | 10.29% | █████ | High | Airport-corridor + Mai Khao/Nai Yang luxury micro-cluster. | In custom |
| 7 | The Title Halo 1 | Thalang / North | ฿4.50M | 6.5% | 11.74% | █████ | High | Branded-residence ambitions on undeveloped frontages. | In custom |
| 8 | Above Element | Thalang / North | ฿6.80M | 6.5% | 6.55% | █████ | High | Airport-corridor cluster; 1-year-old. | In custom |
| 9 | Laguna Lakeside Residences | Thalang / North | ฿6.99M | 6.5% | 3.51% | █████ | High | Brand premium ฿/m²; growth lever priced in. | In custom |
| 10 | The Title Residencies Naiyang | Thalang / North | ฿3.20M | 6.5% | 11.38% | █████ | High | Cheapest airport-corridor entry; FQ awaiting verification. | In custom |
// 05 · The Golden 5
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
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
Rank #2 · Custom pick
Thalang / North · 18y old · Beach-condo · 165m²
Why it survivedAirport-corridor + Mai Khao/Nai Yang luxury micro-cluster. Branded-residence ambitions on undeveloped frontages.// area-level signal · Thalang / North
Rank #3 · Custom pick
Thalang / North · 1y old · Sea-view studio · 45m²
Why it survivedBranded-residence ambitions; newest in airport corridor. High exit liquidity score.// area-level signal · Thalang / North
Rank #4 · Custom pick
Rawai / Nai Harn · 11y old · Beach-condo · 113m²
Why it survivedValue play. Cheapest beach-anchored zone with FQ condo inventory. Retiree-anchored long-term rental demand.// area-level signal · Rawai / Nai Harn
Rank #5 · Custom pick
Karon / Kata · 13y old · Beach-condo · 109m²
Why it survivedMid-tier. Family-tourism tilt; Scandinavian winter long-stays. Stable seasonal demand.// area-level signal · Karon / Kata
// 06 · City-Wide Building Scan
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.
| # | Building | Area | Rent ฿/m²/mo | Price ฿/m² | Gross | Net (low) | Score | Listing |
|---|---|---|---|---|---|---|---|---|
| 1 | Bayshore Ocean View Condominiums | Patong | ฿750 | ฿52,381 | 17.18% | █████ | Excellent | In custom |
| 2 | Karon Butterfly Condominium | Karon / Kata | ฿814 | ฿60,817 | 16.07% | █████ | Excellent | In custom |
| 3 | The Tree residence Phuket | Thalang / North | ฿581 | ฿47,254 | 14.76% | █████ | Excellent | In custom |
| 4 | Nai Harn Beach Condominium | Rawai / Nai Harn | ฿708 | ฿61,161 | 13.88% | █████ | Excellent | In custom |
| 5 | Surin Sabai | Bang Tao / Laguna | ฿654 | ฿57,143 | 13.74% | █████ | Excellent | In custom |
| 6 | Kamala Hills | Kathu / Central | ฿450 | ฿41,739 | 12.94% | █████ | Excellent | In custom |
| 7 | The Kamala Hills | Surin / Kamala | ฿450 | ฿41,739 | 12.94% | █████ | Excellent | In custom |
| 8 | Nai Harn Beach Condominium | Rawai / Nai Harn | ฿708 | ฿66,539 | 12.76% | █████ | Excellent | In custom |
| 9 | Supalai City Resort Phuket | Phuket Town | ฿506 | ฿47,619 | 12.76% | █████ | Excellent | In custom |
| 10 | Palm & Pine At Karon Hill | Karon / Kata | ฿625 | ฿60,550 | 12.39% | █████ | Excellent | In custom |
| 11 | Baan Puri | Bang Tao / Laguna | ฿514 | ฿52,000 | 11.85% | █████ | Excellent | In custom |
| 12 | Utopia Naiharn | Rawai / Nai Harn | ฿715 | ฿72,819 | 11.78% | █████ | Excellent | In custom |
| 13 | The Title Halo 1 | Thalang / North | ฿972 | ฿99,316 | 11.74% | █████ | Excellent | In custom |
| 14 | The Ozone Condominium | Bang Tao / Laguna | ฿863 | ฿90,476 | 11.44% | █████ | Excellent | In custom |
| 15 | The Title Residencies Naiyang | Thalang / North | ฿778 | ฿82,051 | 11.38% | █████ | Excellent | In custom |
| 16 | Nai Harn Beach Condo | Rawai / Nai Harn | ฿493 | ฿53,230 | 11.12% | █████ | Very good | In custom |
| 17 | Kata Ocean View Condominium | Karon / Kata | ฿677 | ฿73,333 | 11.08% | █████ | Excellent | In custom |
| 18 | Bel Air Panwa Resort | Rawai / Nai Harn | ฿408 | ฿45,139 | 10.86% | █████ | Very good | In custom |
| 19 | Palm Breeze Resort | Phuket Town | ฿353 | ฿39,007 | 10.86% | █████ | Very good | In custom |
| 20 | The Emerald Terrace | Patong | ฿704 | ฿78,958 | 10.69% | █████ | Excellent | In custom |
| 21 | Emerald Terrace | Patong | ฿704 | ฿78,958 | 10.69% | █████ | Excellent | In custom |
| 22 | The Cube Amaze | Thalang / North | ฿671 | ฿77,739 | 10.36% | █████ | Very good | In custom |
| 23 | The Title Legendary Bang-Tao | Thalang / North | ฿1,000 | ฿116,667 | 10.29% | █████ | Excellent | In custom |
| 24 | Utopia Loft | Rawai / Nai Harn | ฿811 | ฿94,595 | 10.29% | █████ | Very good | In custom |
| 25 | The Bliss Condo by Unity | Patong | ฿765 | ฿89,474 | 10.26% | █████ | Very good | In custom |
| 26 | Grand Kamala Falls | Surin / Kamala | ฿451 | ฿52,778 | 10.26% | █████ | Very good | In custom |
| 27 | Plus Condo Phuket 2 | Kathu / Central | ฿425 | ฿49,865 | 10.22% | █████ | Very good | In custom |
| 28 | Space Cherngtalay | Thalang / North | ฿976 | ฿115,789 | 10.12% | █████ | Very good | In custom |
| 29 | Bellevue Lagoon Phuket | Bang Tao / Laguna | ฿1,000 | ฿118,937 | 10.09% | █████ | Very good | In custom |
| 30 | Pearl Condominium | Rawai / Nai Harn | ฿694 | ฿83,333 | 10.00% | █████ | Very good | In custom |
| 31 | The Title Residencies (Naiyang) | Thalang / North | ฿658 | ฿79,487 | 9.93% | █████ | Very good | In custom |
| 32 | Patong Harbor View | Kathu / Central | ฿550 | ฿66,667 | 9.90% | █████ | Very good | In custom |
| 33 | Kamala Regent | Kathu / Central | ฿474 | ฿59,804 | 9.51% | █████ | Very good | In custom |
| 34 | The Balance By the Beach | Phuket Town | ฿388 | ฿49,167 | 9.48% | █████ | Very good | In custom |
| 35 | 6th Avenue Surin | Thalang / North | ฿734 | ฿93,220 | 9.45% | █████ | Very good | In custom |
| 36 | 6th Avenue Surin Condominium | Bang Tao / Laguna | ฿734 | ฿93,220 | 9.45% | █████ | Very good | In custom |
| 37 | Phuket Palace Condominium | Patong | ฿581 | ฿73,800 | 9.45% | █████ | Very good | In custom |
| 38 | Kamala Falls Condominium | Surin / Kamala | ฿453 | ฿57,554 | 9.44% | █████ | Very good | In custom |
| 39 | Grove Gardens Phuket | Thalang / North | ฿421 | ฿54,737 | 9.23% | █████ | Good | In custom |
| 40 | Grove Gardens | Thalang / North | ฿421 | ฿54,737 | 9.23% | █████ | Good | In custom |
| 41 | The Title Condominium Rawai | Rawai / Nai Harn | ฿735 | ฿95,822 | 9.21% | █████ | Very good | In custom |
| 42 | The Royal Place Phuket | Phuket Town | ฿533 | ฿69,800 | 9.17% | █████ | Very good | In custom |
| 43 | The Baycliff Residence | Patong | ฿688 | ฿90,826 | 9.08% | █████ | Very good | In custom |
| 44 | D Condo Mine - Phuket | Kathu / Central | ฿454 | ฿60,482 | 9.02% | █████ | Very good | In custom |
| 45 | ReLife The Windy | Rawai / Nai Harn | ฿639 | ฿85,227 | 9.00% | █████ | Very good | In custom |
| 46 | The Unity Patong | Kathu / Central | ฿433 | ฿57,927 | 8.98% | █████ | Very good | In custom |
| 47 | Utopia Central | Kathu / Central | ฿581 | ฿78,333 | 8.90% | █████ | Very good | In custom |
| 48 | Babylon Sky Garden | Rawai / Nai Harn | ฿708 | ฿96,429 | 8.81% | █████ | Good | In custom |
| 49 | Living Residence Phuket | Phuket Town | ฿440 | ฿60,000 | 8.80% | █████ | Good | In custom |
| 50 | Chic Condominium | Phuket Town | ฿533 | ฿72,684 | 8.79% | █████ | Very good | In 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
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.
| # | Building | District | m² | Asking | Net math | Listing |
|---|---|---|---|---|---|---|
| 1 | ███████ | Patong | 38 | ฿4.2M | ███ | ↗ |
| 2 | ███████ | Bang Tao / Laguna | 55 | ฿5.8M | ███ | ↗ |
| 3 | ███████ | Rawai / Nai Harn | 46 | ฿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
// 09 · Scope & limits
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
The exact same 5-step underwriting, applied to two other markets. Real buildings, real prices, real gross yields — same blur policy as this one.
Same engine, your budget and your shortlist. The Golden 5, the listing URLs, every line of math — delivered in 5 days.
Commission — $499Or run the math yourself with the $20 Protocol →
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.