Phuket has the deepest luxury villa supply in Southeast Asia and a genuinely global guest mix: European in winter, Asian and Australian around the regional holidays. The weather is good almost all year, which is why the annual number works.
November to April is high season. May to October is the monsoon, with real discounting, but the villa still sells. A well-managed 4-bedroom sells around 110 high-season nights and 90 low-season nights.
Staff, and a heated pool for the European winter guest. Villas with a full team and daily housekeeping sit in an entirely different rate band, and that is the single largest lever on this island.
These figures benchmark a well-maintained, premium 4-bedroom villa, Phuket. Deliberately not the ultra-prime staffed estates that inflate every published average and make owners believe things that are not true. Rates are then adjusted for bedroom count, condition, and amenities.
Bigger, better, or better-staffed villas earn more, sometimes several times more. Tired properties with a static price and a passive listing earn considerably less. That gap is not luck. It is management.
This is the number nobody publishes, because everyone in the chain benefits from you not knowing it. In Phuket, a villa let through an agency loses about 25% of everything the guest pays. And that is only the agency's own cut.
The fees stack. If the agency also lists your villa on Airbnb or Booking, the platform takes its share FIRST, and the agency takes its cut on top. Airbnb charges a host around 15.5%. Booking.com charges 10 to 25%, typically 15 to 22% once payment fees and visibility programmes are added. Stack an agency on top of that and 40% is common. We have seen worse.
Managing it yourself looks cheaper, and on paper it is. But 15.5% does not buy you a housekeeper, a plumber at midnight, or someone to answer the guest who wants the pool warmer by tomorrow. Self-management costs you time, and most owners badly underestimate how much.
Thirty years in this trade teaches you things that do not fit in a benchmark: which agencies negotiate, what a fair contract looks like, which clauses cost you a season, and the specific mistakes that quietly halve a villa's income. We will send you that, for your market, free.
Send me the full breakdown →The information is free. Access to it is not anonymous: we ask for your email, and we sometimes introduce you to partners who pay us. That is how this site stays free for owners. We say so plainly rather than bury it.
A well-maintained four-bedroom villa in Phuket grosses roughly THB 1,110,000 to THB 1,480,000 a year. That figure comes from 110 nights actually sold at THB 10,100 in high season and 90 nights at THB 4,180 outside it. The top of the range is not the average. It is what an owner reaches with active pricing, fast replies and consistently good reviews.
About 200 nights, in our benchmark. We deliberately do not quote an occupancy percentage. Occupancy multiplied by 365 flatters seasonal markets by a factor of two, because the villa is not on the market for most of the year and nobody is trying to sell it in November. Nights actually sold is the only honest unit.
Gross is what the guest pays. Net is what reaches your bank account, and the gap is far larger than most owners believe. Manage the villa yourself on a platform and you lose about 15.5%. Let it through an agency in Phuket and you lose about 25%, before a single bill is paid. And the fees stack: if that agency also lists your villa on Airbnb or Booking, the platform fee is deducted as well, and total commissions of 40% or more are common. Our team has worked both sides of this trade, which is how we know. Then subtract cleaning, laundry, pool and garden, utilities and local taxes.
On the numbers we hold, Phuket sits 37 out of 39 markets we benchmark, against a median of THB 3,810,000 gross a year. That says nothing about the purchase price, which is the other half of any yield calculation. A high gross income on a very expensive property can be a worse investment than a modest income on a cheap one. Get both numbers before deciding.
Because a nightly rate is set by the view, the finish, the address and the level of service included, and almost never by the bedroom count. We have seen two four-bedroom villas in the same town, one at roughly 1,170 euros a night and one at roughly 9,376, and the difference was a sea view and a concierge. Any benchmark built on price per bedroom is meaningless, and most published ones are.
From an operator who has worked Phuket directly, not from scraping a listing site. Where a public dataset exists we cross-check against it, and where it disagrees with what we have seen on the ground we say so. Figures are declared, never audited, and we would rather be conservative and right than optimistic and wrong.
Four questions. An honest estimate, and a free report on what would raise it. We are paid by our partners, never by you.
Estimate my villa →Estimates are based on destination benchmarks and property attributes, not on a formal appraisal. Amounts are shown in local currency using approximate conversion rates. Actual results depend on marketing, pricing strategy and seasonality. Last updated 14/07/2026.