Real Estate Guide for Koh Phangan

26 Dec 2023
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The current demand for Koh Phangan real estate is fantastic, better than it has ever been when it comes to buying property on Koh Phangan. For both private and commercial purposes, buyers are purchasing properties and rental return percentages are typically well into double figures. You can find a luxury villa with epic ocean sunset views, multiple bedroom villa with a private swimming pool, a nice resort, house for sale with private garden, and more. The time to buy is present, whether you are looking for your own relaxing getaway, a rental or guest-oriented project or even your long term family home, Koh Phangan has perfect locations for it all.

Life on Surat Thani, Koh Phangan

One of the best feelings about life on Koh Phangan is a sense of liberation. With a more relaxed lifestyle and the vibes of the island that this tropical paradise offers, living long term or staying in your property amongst nature will surely make you feel freer.
 
Phangan's warm climate and beautiful environment means it's a lifestyle where you'll enjoy spending a lot of your time outdoors. We all know that spending more time outside in a stunning location is good for us; not being cooped up in cramped offices to work, or constantly on public transport to travel. Instead, of congested city traffic streets, you can drive down beautiful roads lined with endless coconut groves and views of the mountains, unspoilt jungle land, sea and Kho Samui off on the horizon.
 
Koh Phangan draws tourists from all over the world who do all sorts of activities, as well as friendly Thai island locals. You are likely to meet and become friends with individuals who in your home country would never have crossed your path. One of the major benefits of the island and Thailand as a whole is that the cost of living is more reasonable than elsewhere in the world. This also includes real estate prices, you'll get much more for your money than back in your home country.
 
 

Property Investment Potential

Koh Phangan has enormous potential to cement its reputation as one of the chosen, niche tropical island escapes of Thailand for mid-and upper-market holiday travellers, as well as for the rising number of long-stay and permanent residents. Ultimately, in the case of Koh Phangan, a lush, exotic, and graceful setting, it is the sustainability and accessibility of a pristine tropical environment that draws back past tourists and attracts new ones.

Advantages of investing in Koh Phangan Real estate

Tourism Boom

The island's growing reputation as a tourist hotspot provides a steady demand for accommodation.
 

Natural Beauty

Its untouched landscapes enhance property value, especially those with sea views or in close proximity to nature spots.
 

Range of Properties

From luxury villas to quaint bungalows, there's a diverse property market catering to various budgets.
 

Rental Potential

With many tourists and expats looking for short-term and long-term stays, rental income can be lucrative.
Cons:

Tips for Foreign Investors

Venturing into Koh Phangan’s property market as a foreign investor comes with its unique set of challenges. Here are some guiding tips:

Local Knowledge

Familiarize yourself with local market trends by consulting with local real estate agents.
 

Due Diligence

Ensure the property you're eyeing has no legal disputes and possesses the proper land titles.
 

Understand Ownership Structures

Although direct foreign ownership is restrictive, options like leaseholds, company ownership, or partnering with a local can provide ways around this.

Culture Sensitivity

Building and maintaining good relationships with locals, and understanding Thai customs and traditions can aid in smoother transactions.

Legal Considerations and Processes

Navigating the legal landscape in Koh Phangan is crucial for a secure investment:

Land Titles

Ensure the land has a 'Chanote' title, the highest form of land ownership in Thailand, providing the most rights.
 

Foreign Ownership

While foreigners cannot own land outright, they can own the building on the land. Many opt for long-term leases or set up limited companies to hold the land.

Contracts

Always have a bilingual contract, one in Thai (which will be the legally recognized version) and an English translation.

Legal Counsel

Employ a reputable local lawyer to guide you through the process, ensuring all dealings are above board.

Taxes and Fees

Be aware of the various taxes, like transfer fees, stamp duties, and withholding tax, that accompany property transactions.

Remember, while Koh Phangan offers stunning vistas and investment opportunities, it's essential to approach the market with an informed and cautious mindset. Ensure you're well-versed in local regulations and enlist professional help where necessary.
 

Buying Beautiful Property and Acquiring a Land Title

Firstly, in Thailand, buying a house will mean you need the use of a property lawyer who can direct you through the legal process. Thai property law can be confusing and largely unregulated.
It is a common connotation when we talk of real estate transactions in Thailand that the focus of the sale is the land and house. There are, however, limits on foreign ownership of land under the Land Code of Thailand. Although foreign ownership of, and improvement of land is not permitted, there are exceptions to this law.

It is possible to buy a house or villa on Koh Phangan as an outsider with the land in two ways;

1. Long-term contracts with Leasehold Foreigners can enter into lease contract deals spanning 30 years during which they are equally protected as owners of freehold. The contract may be renewed or extended twice and the land may be possessed by the foreigner for a period of 90 years. He/she will not, however, take ownership of the property after the agreement ends, as the material asset is removed from the estate.
 
2. Company with Limited Liability The creation of a limited liability company in Thailand is a choice that does not entirely accommodate individuals with limited financial power. Each organized business bearing the name of a foreigner has its freehold land registered in the company's name.
With this strategy, when one investor is eligible for a maximum of 49 per cent, there would need to be two or more foreign shareholders. The international managing director of the company, however, who controls voting and other shares, gains complete control of the land.

The lease route seems to be much more stress-free, particularly due to smaller fees, between the two options above. This is in view of the fact that adequate legal aid is involved.

Thailand's real estate market, particularly on Koh Phangan, has exploded in the last decade, with more tourists and investors wanting to reside here or use it as a vacation destination. While many individuals want to purchase a home on Koh Phangan, it is important to consider the following factors before doing so:
Always contact qualified lawyers and reputable estate agents when seeking real estate advice in Thailand. Their experience will definitely aid you in finding the best deals and protecting your rights while buying real estate.
Many of the problems that may arise while buying a house on Koh Phangan can be avoided if you start searching for a property early on. Make sure you're familiar with any relevant regulations or legislation. You can read this full guide for buying a house on Koh Phangan to get yourself knowledgeable before looking.
It is critical to determine what you want before purchasing land. Which region do you wish to live in or own property in, and what will you do with it? In most instances on Koh Phangan, getting on your bike and riding about is a smart way to get started. Check out what you can discover by the side of the road with land for sale/rent signs and see what they all have to offer in their own distinctive manner.
Check internet organizations and real estate brokers on the island, or ask your Thai or international friends if they know of any land for sale. Agents may also assist you with the legal aspects of the transaction, making it a fantastic choice for a stress-free purchase.

Here is the full guide to buying or leasing land on Koh Phangan should you wish to know more about this particular subject.

You have full control over all of your wants and needs in terms of location, home design, and materials used when you build your own house or villa, and it's a lot less costly than you would think.
Property prices will almost definitely increase as soon as houses are built on Koh Phangan, which has a booming property market and the added benefit of being a natural beauty destination. Building your own house on the island is a wonderful financial and personal investment.
There are many rules and regulations to follow when building on this island so check out this article Building a house or villa on Koh Phangan which has all of the info.
 
 

Land Zoning Koh Phangan

On this map, each colour symbolizes a separate set of construction rules and restrictions. The yellow region, for example, is a business district, whereas the green area is mostly residential, consisting of homes and villas.

The first 12 kilometres of the shore belong to the Kingdom, and you cannot prevent people from going to the beach anywhere on the island. The maximum area of a building is 1000 square meters, and the maximum height is 12 meters.

Using Property Agents

The choice of the right real estate agent is even more critical when looking for Koh Phangan property for sale than when a buyer is searching for property in his own country. This is because the real estate industry in Thailand, and Phangan, would be much less familiar with them, and therefore less familiar with market prices and different locations. In general, they would also have a poorer understanding of the legal issues that control the acquisition of real estate in Thailand compared to those that exist in their country of residence. Spend some time selecting the best real estate agent for these purposes. Look for a well-established and independent agent, not connected to any specific development.

 

Location

You are making a lifestyle decision AND an apt investment when buying real estate. For those reasons, many people forget this and see the sun, sea, and sand, and buy a property without really thinking of the location benefits and downfalls.
It might be wise to think about potential reselling and so to choose a place with links to all locations on the island, great tourist spots, and lots of amenities. This does not stop you from choosing property on the outskirts of the island, however, as some of the most beautiful areas are located here. Include your thoughts on potential resale in the future when choosing your land, remember to list the benefits and disadvantages of each location.
You may want to consider your lifestyle while deciding where you will position yourself when you buy land or property here. Different places have different aspects and yet very different feelings. Some popular towns with houses for sale include Haad Yao, Haad Salad, Haad Salad Bay, Mae Haad Bay, Haad Khom, Haad Tien, Thong Sala, Ban Tai, Sritanu, and Haad Rin.
 
 

Haad Rin

Famously known for its vibrant Full Moon Party, Haad Rin's allure extends beyond its monthly celebrations. The beach, with its pristine sands and azure waters, tempts visitors for daytime relaxation and exploration. The town thrives with quirky cafes, local markets, and a distinct cultural buzz.

Just before entering Haad Rin, the hills present a unique real estate opportunity. Here, expatriates find a balance of seclusion and breathtaking sea views. These hillside homes, while offering a peaceful escape, are strategically positioned near the town's amenities, making them a coveted choice for potential investors. Embracing life in this part of the island means enjoying its rich diversity and the chance to build connections in a thriving, warm-hearted community.
 

Thong Nai Pan Yai and Noi 

Tucked away on Koh Phangan's eastern shores are the twin bays of Thong Nai Pan: Yai and Noi. These siblings, while sharing the same coastline, each offer unique experiences. Yai, the larger bay, boasts a more extended stretch of golden sand and is perfect for sun lovers and families, while Noi, though smaller, is a gem with its secluded coves and luxurious resorts. Both bays, framed by lush greenery, promise tranquillity far from the island's bustling spots, making them a favourite among those seeking a serene retreat.
 

East Side of Koh Phangan

The eastern part of Koh Phangan stands as a testament to the island's untouched beauty. It is the least populated, offering a tranquil escape from the more commercialized areas. The coastline is adorned with hidden beaches and quaint fishing villages, while inland, the verdant jungles and cascading waterfalls await exploration. The panoramas here, both coastal and interior, are nothing short of breathtaking, making the East Side a dream for nature enthusiasts and those looking to reconnect with the world in its purest form.
 

Thong Sala and Baan Tai on the West Coast

Thong Sala, Koh Phangan's main hub, has developed into a bustling atmosphere full of cool bars and restaurants open both daytime and night , both in western and local styles. Baan Tai, which hosts parties such as Jungle Experience, Waterfall Party, Half Moon and Loi Lay Floating Bar, is now the main party location. If you fancy a dance or a bar crawl, it is a perfect place to be in the evening.
 
 

Chaloklum and the Northern Coast

This part of the island is renowned for being the island's diving centre. This neck of the woods is the main village of Chaloklum and it is full of numerous diving centres. Chaloklum is a beautiful, warm community that blends well with the Thai people of the region.
 
 

Srithanu

Drenched in tranquillity, Srithanu has emerged as Koh Phangan's spiritual heart. This region is adorned with numerous yoga studios, meditation centres, and wellness retreats. The atmosphere here resonates with serenity, attracting seekers from all over the globe. Encompassing more than just physical landscapes, Srithanu serves as a haven for those longing for spiritual nourishment. Whether you're a practised yogi or a novice in meditation, the welcoming arms of Srithanu invite all to experience a rejuvenating inner journey.
 

Hin Kong

Stretching gracefully along the West Coast, Hin Kong is a pristine stretch that boasts breathtaking views across the azure waters towards Samui. But what truly sets Hin Kong apart is its mesmerizing sunset vistas. As the sun dips below the horizon, the skies paint themselves in hues of gold and crimson, casting a magical glow over the coastline. The tranquil ambience, combined with the rhythmic lull of the waves, makes Hin Kong a favoured spot for evening relaxation, contemplative walks, and undisturbed introspection.

Haad Yao West

A perfect blend of natural beauty and amenities, Haad Yao West is characterized by its expansive white-sand beachfront and the arching palm trees that dot its perimeter. Beyond its scenic allure, Haad Yao West is also equipped with an array of beachfront bars, restaurants, and accommodations, catering to both the adventurous and those seeking relaxation. Whether it's indulging in local Thai cuisines with your feet in the sand or embarking on water sports adventures, Haad Yao West offers a rich blend of activities and experiences.
 

Haad Salad

Tucked away in the North West, Haad Salad is a hidden gem that has retained much of its authentic charm. Its name, translating to "Pirate Beach", hints at its historical significance as a haven for pirates. Today, its clear waters and coral reefs beckon snorkelers and divers alike. A village vibe permeates the area, with small, family-run establishments offering delectable local fare and cosy accommodations. The beach, cushioned by soft sands and fringed by lush greenery, provides an idyllic setting for those wanting to escape the more commercialized parts of the island.

 

Property Type

If you don't want to build your own property to your own specifications and want something you can use or live in straight away then you will still need to consider carefully the type of house or build you want to invest in. Things such as the number of bedrooms, whether it has a swimming pool, size of living accommodation, how modern the facilities are, its array of amenities if it has a concrete access road or beach road, a garden view, etc will all be important for your purchase and lifestyle. There is an option to buy managed villas, furnished houses, those which are cleaned and maintained by a company for you when you are not there, these would be rentals as well. This is different if you wish to live there all year round, however, you can employ cleaners and maintenance for a good cost here.
If you are building your own property then what you will need is an architect. It is important to select the correct design team for your building's style and budget. On an established track record, the architect/designer should be selected from designs that are acceptable and suit the design specifications and specification requirements that you require. When picked, the design team will work on the client's design brief. The consumer may choose how active the desire is at the conceptual design level. Some consumers choose to leave it to the designers/architects, and some love the whole experience and want to get more involved. When it comes to essential elements of material requirements and finishes, this is also true further down the design level. The quality of construction and standard quality is great and they offer quality materials with reasonable average prices.

Some buyers will require an extravagant multi-bedroomed high-spec villa with a pool, almost luxury-style, whilst others will be happy with an affordable lifestyle in a more modest house yet still meeting some more western-style standards for all-year-round living. Whatever you require, all options of amazing properties are available on Koh Phangan to buy off the shelf or to build yourself. You can have a tropical garden, a private compound with 24/7 security, a bungalow in a BOHO Village, a 4 Bed Sea-view Villa with an outdoor lounge on flat coconut land, etc.


 

Summary

Koh Phangan is a wonderful place to live and invest. Whether it is for rental purposes or as a second home, or even your final one to relocate with family. You will find many agents that can help you with the legal side of things and architects and construction companies which are creating high-level work. Koh Phangan retains its island charm yet you can still have a good level of living here and get more from your hard-earned cash!

 

Real Estate Board

Category: Land for sale
Type: NorSor3
Size: 23 Rai
Cost: 4M THB per Rai.
Category: Resort for lease
Type: RentLongTerm
Size: 40 Bungalows
Cost: 5,000,000 Baht per year
Category: Land for sale
Type: Chanote
Size: Five Rai
Cost: 11 M per Rai
Category: Villa for sale
Type: Chanote
Size: Land area approximately 400 sqm
Cost: Starting price 11.9M THB , 14.9M THB - sea view
Category: Land for sale
Type: Chanote
Size: Plot 1 - 4 Rai. 6,400 sqm., Plot 2 - 4 Rai. 6,400 sqm.
Cost: Price per Rai - 16,000,000 THB
Category: Villa for sale
Type: Chanote
Size: Plot sizes: 480 sqm, Villa size: 200 sqm including porches (70 sqm), A private pool - 30 sqm.
Cost: 20,000,000 THB
Category: Land for sale
Type: Chanote
Size: 0.78 Rai / 1,252 sqm
Cost: 3130000 THB
Category: Land for sale
Type: Chanote
Size: 0.74 Rai / 1,184 sqm
Cost: 2960000 THB
Category: Land for sale
Type: Chanote
Size: Different slots in various sizes. Price is per Rai.
Cost: 4500000 THB
Category: Land for sale
Type: Chanote
Size: 0.75 Rai / 1,200 sqm
Cost: 3000000 THB
Category: Land for sale
Type: NorSor3Gor
Size: 1 Rai : 1600m2
Cost: 4000000 THB
Category: Land for sale
Type: Chanote
Size: 1.25 Rai. 2,000 sqm
Cost: 11250000 THB
Category: Land for sale
Type: Chanote
Size:  0.75 Rai: 1200m2​
Cost: 5250000 THB
Category: Land for sale
Type: Chanote
Size: 7 Rai
Cost: 25 M Baht per Rai (negotiable)