Six three-bedroom pool villas of 208 m2 with roof terraces on the north-east cape, sold furnished, 28-year leasehold, 9,900,000 THB.
The second product on the small walled estate we list as PALM 145. Where the townhouses there are compact two-bedroom houses on 49 m2 plots, these are six detached villas: two storeys of about 104 m2 each, 208 m2 in all, on plots from 200 m2, each with its own pool, its own parking bay and a roof terrace under a pergola. Three bedrooms, four bathrooms, a kitchen and a living room, in the same warm register as the townhouses, timber and stone on the outside, oak, rattan and a green-tiled kitchen inside, with a reading nook built under the stairs. The developer sells them furnished, with the accessories and decoration shown in the renders, at 9,900,000 THB each, and builds within twelve months of signing, in six stages paid against progress. The estate shares a pool, a reception building and security, and the annual charge of 120,000 THB covers the land cost, the upkeep of your own pool and garden, the common areas, rubbish and CCTV. The lease is 28 years, the same short term as the townhouses, and that is the point to weigh most carefully against the price; most projects on the island quote 30 years with renewals, and this one does not. The developer publishes a rental projection of 13 to 15.7 percent net; it is their model, built on their own occupancy assumptions, and we set it out below as theirs, not as ours.
One design, built six times, in two rows of three at the back of the estate. The plots start at 200 m2 and differ slightly from villa to villa; ask us which plot goes with which villa and what is still open.
Guide prices are indicative only, subject to change and availability. Currency conversions are approximate.
Unlike the townhouses on the same estate, which come at two prices, the villa has one: 9,900,000 THB delivered furnished, decorated and equipped to the standard in the renders, and registered at the land office at handover. The annual charge of 120,000 THB is a single figure covering both the common fee and the land cost.
The developer models two cases. A yearly tenant at 130,000 THB a month gives 1,560,000 THB gross; after a 10% commission, 2% for management and the 120,000 THB annual charge it shows 1,252,800 THB net, about 13% on the price, payback in 7.9 years. Short lets at 5,500 to 15,000 THB a night, with 30% occupancy in the low season, 60% in the high and 85% over Christmas to March and August, give 2,579,250 THB gross; after 15% commission, 20% for management, cleaning and check-in and the same annual charge it shows 1,556,513 THB net, about 15.7%, payback in 6.4 years. Both are the developer’s assumptions, not observed results, and neither includes utilities, maintenance, insurance, tax or empty weeks beyond the occupancy rates assumed. Read them as the developer’s view of the area. Set against them the 28-year lease: the term is short for the island, and the sum you pay is for that term.
Construction within 12 months of signing - six stage payments against progress - registration at the land office at handover
Plai Laem is the quiet residential cape on Koh Samui's north-east corner, between Bophut and Choeng Mon, away from the traffic of the main resort strips but only about fifteen minutes from most of what people use on this side of the island. The airport, Choeng Mon beach, Fisherman's Village and Central Festival are all a short drive, and the estate sits back from the coast road with its own reception and gate. The six villas take the back two rows of the site, behind the townhouses and the shared pool.
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