5 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani
5 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani — image 25 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani — image 35 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani — image 45 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani — image 5
Grade BvillaLeasehold · 30 yrsluxury

5 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani

Koh Samui · Koh Samui

$1.8M

Asking Price (USD)

฿64.4M THB at source

Hotel Act — verify short-let permits before buying

Thailand Hotel Act: renting for under 30 days without a hotel licence is technically an offence. Most Phuket/Koh Samui stock operates short-term via licensed buildings, branded-residence rental programs, or villa-estate management — verify the building/estate permits daily rental before buying.

3.4%

Net Yield (after tax, all-in)

3.4%

Managed ROI (after tax)

8.3%

Gross Yield

50%

Occupancy

Net yield is after Thai rental income tax (modelled as a conservative blended non-resident rate) and assumes fully-managed short-term letting — confirm the treatment with a Thai tax adviser. Sub-30-day rentals require the building or estate to be appropriately permitted under the Hotel Act.

Projected Gross Revenue: $151,870/yr
Average Daily Rate: $831
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has jungle (+10%), Luxury finish (+8%)
Net Yield (after tax): 3.4%
Payback Period: 29.1 years
5-yr Capital Value: $1.8M
10-yr Capital Value: $1.8M
Brixfox Score: 62.9 / 100
Comparable Properties: 20
Data Confidence: 93%
Search Radius: 2 km
How Brixfox computes these figures

True Investment Cost

Thai transfer fee or lease registration + legal + furnishing & STR launch setup.

$1.8M

+2.7% over asking

Asking price$1.8M
legal$8,000
furnishing$20,000
transfer fee$19,678
All-in investment$1.8M

Estimates use Thailand's buyer share of the transfer fee (freehold/company) or lease registration + stamp (leasehold), plus conveyancing and due-diligence legal fees; furnishing & STR launch covers furniture, appliances and launch photography. Actual legal fees vary — budget extra for surveyor and bank fees if financing. Working capital (2–3 months operating buffer) not included.

Ownership: Leasehold — 30 years remaining

Registered leasehold — Thai law caps registered terms at 30 years; longer horizons rely on contractual renewal options (often structured 30+30+30). Renewals are a contract right, not a statutory one — have a Thai lawyer verify the renewal mechanics before purchase.

Bedrooms: 5
Bathrooms: 5
Building: 445 m²
Land: 550 m²
Style: modern
Condition: new-build
Private Pool
jungle

Design Features

infinity-edge poolfloor-to-ceiling windowsmulti-level designstone accent walls

Score Breakdown

ROI
13.04
Visual Appeal
14.8
Ownership Security
6
Location
8.4
Land & Space
9.65
Rental Demand
5.01
Payback Speed
2
STR Suitability
4

Location

📍 9.5475°, 100.0240°

Approximate location

Koh Samui, Koh Samui, Thailand

Listed via FazWaz.com

Price
$1,788,889
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5-bedroom leasehold villa in Koh Samui — photo 1 of 5
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5 Bedroom Villa For Sale At The Pinnacle In Bo Phut Surat Thani

Koh Samui · Ref BF-6322Source · FazWaz.com · listed 1 Jul 2026
Asking price · Leasehold
$1,788,889
Inquire about this property
Ownership
Leasehold
Bedrooms
5
Bathrooms
5
Built area
445 m²
Land
550 m²
Brixfox Score 63 · B Leasehold · 30 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.

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Hotel Act — Verify Short-Let Permits Before Buying

Thailand Hotel Act: renting for under 30 days without a hotel licence is technically an offence. Most Phuket/Koh Samui stock operates short-term via licensed buildings, branded-residence rental programs, or villa-estate management — verify the building/estate permits daily rental before buying.

Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
After lease amortisation:A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Koh Samui — live calendar data.

No Airbnb match on file

We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$831
Expected booked rate (market-calibrated)
Expected occupancy
50%
Full-year estimate, market-calibrated
Projected annual revenue
$151,870
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jan +35% · Low Sep -25%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.1% of price, auto-calculated
$37,567
Lease registration fee + stamp duty (1.1%)$19,678
Notary & registration$0
Legal fees$17,889
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $10,590/bedroom
$
All-in investment
$1,879,406
+5.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
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Management fee
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OTA / channel fees
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Staff & local operations
% of revenue••••
Cleaning (net of guest fees)
% of revenue••••
Utilities, insurance & consumables
% of revenue••••
Lodging / tourist tax
% of revenue••••
Maintenance reserve
% of price••••
Annual property tax
% of price••••
Local income tax
% of revenue••••
Net operating income
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Net yield on all-in investment
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Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 30 yrs remaining••••
Net yield after lease amortisation••%
Payback vs remaining term•• of 30 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.
Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Approximate area

Koh Samui

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Verdict

Score, and what could go wrong

Brixfox Score

63B
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Occupancy••••
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Visual Appeal••••
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Tenure••••
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Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy30%••••••%
-10 pts occupancy40%••••••%
Expected50%••••••%
+10 pts occupancy60%••••••%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost · upgrade to Pro to stress-test this yield

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback16.8 yearsfrom net rent at the expected case
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Market factors in Thailand may impact actual yields.