Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Koh Samui's property market is included in our pack
Koh Samui remains one of Thailand's most attractive islands for rental property investment, offering tourism-driven demand and lifestyle appeal that keeps rental returns competitive in 2026.
This guide covers everything about rental yields in Koh Samui, from gross and net returns by property type to the neighborhoods delivering the strongest performance right now.
We update this blog post regularly to reflect the latest market data and trends.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Koh Samui.
Insights
- Koh Samui's villa rental supply surged 34% year-over-year as of January 2025, yet occupancy improved to 71.5% as more travelers could afford premium stays.
- The island's property market is valued at THB 30.3 billion (around USD 822 million), with condominiums now representing 52% of total supply.
- Occupancy rates swing from 76% in February down to just 39% in September, making accurate vacancy budgeting critical for realistic yield calculations.
- Condos trade at THB 88,500 per square meter versus THB 60,600 for villas, meaning condos cost more per sqm but offer easier foreign ownership.
- A proposed 37-kilometer bridge to the mainland is expected to begin construction in 2029 and open by 2033-2034, potentially boosting values in Taling Ngam.
- Studios and one-bedroom units typically achieve 6-8% gross yields, outperforming larger villas that often settle at 5-7%.
- German tourists represent the largest visitor segment, making up a significant portion of the 56% of arrivals from Europe.
- Bophut alone accounts for 70% of Koh Samui's property supply, followed by Maret at 15% and Mae Nam at 9%.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What are the rental yields in Koh Samui as of 2026?
What's the average gross rental yield in Koh Samui as of 2026?
As of early 2026, the average gross rental yield in Koh Samui ranges from 5% to 8% for well-managed residential properties, with both villas and condos capable of reaching the higher end when professionally marketed.
Most investors can realistically expect gross yields between 6% and 7%, though studios near tourist hotspots often push toward 8%, while larger family villas in quieter areas may settle closer to 5%.
Compared to Bangkok's typical 4-5% gross yields and Phuket's 5-7% range, Koh Samui sits at the upper end of Thailand's rental return spectrum, largely because strict building regulations have limited overdevelopment.
The biggest factor influencing gross yields right now is the balance between rising villa supply (up 34% year-over-year) and resilient tourism demand, keeping occupancy climbing even as nightly rates have softened.
What's the average net rental yield in Koh Samui as of 2026?
As of early 2026, the average net rental yield in Koh Samui falls between 4% and 6% after accounting for management fees, maintenance, taxes, and vacancy.
The typical gap between gross and net yields runs about 1.5 to 2.5 percentage points, reflecting the significant costs of operating a rental property where professional management is almost always necessary for overseas owners.
Property management fees represent the largest recurring expense, typically running 20-30% of rental income for full-service management covering guest communication, pool cleaning, and maintenance coordination.
Net yields range from 4% for larger villas with seasonal occupancy challenges to 6%+ for well-located condos with consistent bookings, with variation largely driven by how effectively owners control vacancy and costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Koh Samui.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Koh Samui in 2026?
In Koh Samui's rental market as of 2026, a gross yield of 7% or higher is generally considered "good," representing returns that outperform Thai bank deposits and many alternative property investments.
The threshold separating average from high-performing properties sits around 6.5% gross, with anything above 8% considered exceptional and typically only achievable through premium locations and occupancy rates above 70%.
How much do yields vary by neighborhood in Koh Samui as of 2026?
As of early 2026, gross rental yields in Koh Samui can vary by 2 to 3 percentage points between neighborhoods, with some areas delivering 8%+ while premium beachfront locations may only achieve 5%.
Highest-yield neighborhoods include Lamai, parts of Mae Nam, and inland Chaweng where purchase prices remain moderate but rental demand stays strong from budget-conscious tourists and long-term expats.
Lowest-yield areas tend to be premium beachfront zones like Choeng Mon and exclusive pockets of Bophut, where property prices have been bid up by lifestyle buyers, compressing returns even when nightly rates are high.
Yields vary dramatically because purchase prices (driven by lifestyle and scarcity factors) often rise faster than rents (constrained by what tourists will actually pay).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Koh Samui.
How much do yields vary by property type in Koh Samui as of 2026?
As of early 2026, gross rental yields in Koh Samui range from around 5% for large luxury villas up to 8%+ for studios and one-bedroom condos, a spread of roughly 3 percentage points.
Studios and compact apartments deliver the highest yields, often reaching 7-8%, because their lower purchase prices (starting around THB 3.5 million) combined with strong demand from couples create favorable rent-to-price ratios.
Large luxury villas with 4+ bedrooms typically deliver the lowest yields at 5-6%, because their high purchase prices (THB 20 million+) are not matched by proportionally higher rental income.
Rental rates simply do not scale linearly with property size: a THB 30 million villa rarely generates twice the rental income of a THB 15 million property.
By the way, you might want to read the following:
- What rental yields can you expect for a house in Koh Samui?
- What rental yields can you expect for a villa in Koh Samui?
What's the typical vacancy rate in Koh Samui as of 2026?
As of early 2026, typical vacancy rates average around 25-30% annually for villa rentals (70-75% occupancy) and 15-20% for condos (80-85% occupancy), varying significantly by season and location.
Vacancy rates range from as low as 10% in prime tourist areas during high season to over 60% in remote locations during September's low season.
The main driver is pronounced seasonality, with February seeing peak 76% occupancy and September dropping to 39%, making dynamic pricing essential for maintaining annual returns.
Compared to Thailand's national average for resort destinations, Koh Samui's vacancy rates are slightly better than Phuket's crowded market but higher than Bangkok's steadier long-term rental segment.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Koh Samui.
What's the rent-to-price ratio in Koh Samui as of 2026?
As of early 2026, the average monthly rent-to-price ratio in Koh Samui sits around 0.5% to 0.65%, meaning landlords typically collect about half a percent of their property's value each month before expenses.
A ratio above 0.55% monthly (6.5%+ annually) is considered favorable for buy-to-let investors, and this ratio essentially equals the gross rental yield since annual rent divided by purchase price is your gross return.
Koh Samui's ratio compares favorably to Bangkok (0.35-0.45% monthly) and sits on par with Phuket, while trailing some emerging Southeast Asian markets where property prices remain lower relative to achievable rents.
We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Koh Samui give the best yields as of 2026?
Where are the highest-yield areas in Koh Samui as of 2026?
As of early 2026, highest-yield neighborhoods include Lamai (particularly hillside areas with sea views), Mae Nam (popular with long-term expats), and inland Bophut where purchase prices remain moderate.
Properties in these areas typically achieve gross yields between 7% and 9%, with some well-optimized short-term rentals pushing even higher during peak months.
These neighborhoods share strong, consistent rental demand paired with prices that haven't been inflated by premium beachfront or luxury lifestyle premiums, creating favorable rent-to-price dynamics.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Koh Samui.
Where are the lowest-yield areas in Koh Samui as of 2026?
As of early 2026, lowest-yield neighborhoods include Choeng Mon (upscale resorts and exclusive feel), premium beachfront Chaweng Noi, and the most sought-after sea-view plots in Bophut.
Properties in these areas typically achieve gross yields between 4% and 5.5%, a significant gap compared to what investors can achieve elsewhere on the island.
Yields are compressed because purchase prices have been bid up by wealthy lifestyle buyers who prioritize location prestige over rental returns, pushing values beyond what rental income can justify.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Koh Samui.
Which areas have the lowest vacancy in Koh Samui as of 2026?
As of early 2026, lowest-vacancy neighborhoods are central Chaweng (the main tourist strip), Bophut near Fisherman's Village, and Bangrak which attracts tourists and expats alike.
Vacancy rates in these areas typically range from 15% to 25% annually (75-85% occupancy), with some properties achieving 90%+ during the November-to-April high season.
Low vacancy is driven by proximity to amenities, restaurants, nightlife, beaches, plus easy access to the airport and ferry terminals that appeals to short-stay visitors.
The trade-off: higher purchase prices and more competition from established operators, which can compress yields even though occupancy is more reliable.
Which areas have the most renter demand in Koh Samui right now?
Neighborhoods with strongest renter demand are Chaweng (the busiest tourist hub), Bophut (especially around Fisherman's Village), and Mae Nam (increasingly popular with families and remote workers).
Demand is driven by European tourists (particularly from Germany, UK, and France) booking short-term rentals, combined with a growing segment of digital nomads seeking monthly rentals with good WiFi.
Listings in these high-demand areas typically get filled within one to two weeks during peak season, though low-season months may see properties sit for several weeks.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Koh Samui.
Which upcoming projects could boost rents and rental yields in Koh Samui as of 2026?
As of early 2026, the three most significant projects expected to boost rents are the proposed 37-kilometer mainland bridge (construction 2029), ongoing Samui Airport expansion, and a planned cruise terminal for 180,000 passengers annually by 2032.
Neighborhoods likely to benefit include Taling Ngam (where the bridge lands), areas near the airport in Bophut, and the northeastern coast near potential cruise developments.
Investors might realistically expect rent increases of 10-20% in directly affected areas once projects complete, though this will unfold gradually over 5-10 years.
You'll find our latest property market analysis about Koh Samui here.
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What property type should I buy for renting in Koh Samui as of 2026?
Between studios and larger units in Koh Samui, which performs best in 2026?
As of early 2026, studios and one-bedroom units outperform larger properties in both yield and occupancy stability, making them better for investors prioritizing consistent cash flow.
Studios and one-bedroom condos typically achieve 7-8% gross yields (around THB 245,000-280,000 annually, USD 6,800-7,800 / EUR 6,200-7,100), while three-bedroom villas settle at 5-6% gross despite higher capital requirements.
Smaller units outperform because Koh Samui's tourist demographic skews toward couples and solo travelers who only need compact accommodation, creating deeper demand for studios.
However, larger villas become better investments when targeting luxury wellness tourism or multi-generational families willing to pay significant premiums for space and privacy.
What property types are in most demand in Koh Samui as of 2026?
As of early 2026, one and two-bedroom condos are most in-demand, driven by accessibility for foreign buyers (freehold ownership up to 49% of a building) and appeal to the dominant tourist segment.
Top three property types by demand: modern condos with pool access and sea views; two to three-bedroom pool villas in Chaweng and Bophut; and townhouse-style properties in gated communities for long-term expats.
This pattern is driven by remote workers and digital nomads seeking monthly rentals, combined with European couple travelers preferring well-appointed smaller units over family villas.
Large standalone houses in remote inland locations are underperforming and likely to remain so, lacking the sea views, beach access, and amenities that drive booking decisions.
What unit size has the best yield per m² in Koh Samui as of 2026?
As of early 2026, units in the 40-70 square meter range (studios and one-bedroom condos) deliver the best gross rental yield per square meter, benefiting from efficient layouts that maximize bookable nights.
For this optimal size, investors can expect around THB 4,000-5,500 per sqm annually (USD 110-150 / EUR 100-140 per sqm per year), significantly outperforming larger properties per meter.
Smaller units perform better because renters don't pay proportionally more for extra space beyond basic needs: a 100 sqm villa rarely commands twice the nightly rate of a 50 sqm condo.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Koh Samui.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Koh Samui as of 2026?
What are typical property taxes and recurring local fees in Koh Samui as of 2026?
As of early 2026, annual property tax (Land and Building Tax) for a typical rental apartment runs THB 5,000-20,000 per year (USD 140-560 / EUR 125-510), calculated at roughly 0.02-0.1% of government-appraised value.
Other recurring fees include condominium common area fees (THB 30-80 per sqm monthly, USD 10-25 / EUR 9-23), building insurance contributions, and occasional special assessments.
Combined, these typically represent about 5-10% of gross rental income for a standard condo, though villas with their own land and maintenance can run higher.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Koh Samui.
What insurance, maintenance, and annual repair costs should landlords budget in Koh Samui right now?
Annual landlord insurance costs THB 8,000-25,000 per year (USD 220-700 / EUR 200-640), varying by property value, location, and coverage scope.
Recommended maintenance and repair budget: 1-2% of property value or 15-20% of gross income, meaning THB 100,000-200,000 annually for a THB 10 million villa (USD 2,800-5,600 / EUR 2,500-5,100).
The expense that most catches landlords off guard is air conditioning replacement: tropical climate and saltwater air mean AC units often need full replacement every 5-7 years at THB 30,000-80,000 per unit.
Total combined annual budget for insurance, maintenance, and repairs: approximately THB 150,000-350,000 for a mid-range villa (USD 4,200-9,700 / EUR 3,800-8,900).
Which utilities do landlords typically pay, and what do they cost in Koh Samui right now?
In Koh Samui, tenants typically pay electricity, water, and internet for long-term rentals, while short-term landlords usually include utilities in the nightly rate or charge THB 200-400 per day for villas.
For properties where landlords cover utilities during vacancy or short-term stays: THB 3,000-8,000 monthly for condos (USD 85-220 / EUR 75-200) and THB 8,000-20,000 for pool villas (USD 220-560 / EUR 200-510).
What does full-service property management cost, including leasing, in Koh Samui as of 2026?
As of early 2026, full-service management typically costs 20-30% of gross rental income (THB 8,000-25,000 monthly for an average villa, USD 220-700 / EUR 200-640), covering guest communication, bookings, cleaning, and maintenance.
Additional tenant-placement or listing setup fees range from THB 10,000-30,000 (USD 280-840 / EUR 250-770), though often waived for exclusive management agreements.
What's a realistic vacancy buffer in Koh Samui as of 2026?
As of early 2026, landlords should set aside 25-30% of potential annual income as vacancy buffer for villas and 15-20% for condos, reflecting seasonal tourism patterns and turnover time.
This translates to 3-4 vacant months yearly for villas and 6-10 vacant weeks for well-located condos, mostly concentrated in the May-to-October low season.
Buying real estate in Koh Samui can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Koh Samui, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| C9 Hotelworks | Led by Bill Barnett, a globally recognized hospitality advisor with 30+ years in Asian markets. | We used their 2025 Market Update for valuation, supply data, and occupancy rates. We referenced seasonal tracking to calibrate vacancy assumptions. |
| Asia Property Awards | The region's largest real estate awards program, providing independent market analysis. | We used their THB 30.3 billion market breakdown and price-per-sqm data. We referenced submarket analysis for neighborhood dynamics. |
| Conrad Properties | Established Koh Samui agency with deep local market knowledge. | We used their yield estimates and Total Cost of Ownership calculations. We referenced their Thailand property tax guide. |
| Airbtics | Data-driven Airbnb analytics based on actual booking performance. | We used their 68% median occupancy and THB 5,410 ADR for yield calculations. We referenced seasonality data for patterns. |
| Charlesdel | Respected Thailand property analyst with detailed pricing analysis. | We used their price band breakdown for villas and condos. We referenced ownership structure analysis. |
| Nestopa | Luxury real estate intelligence with current pricing and absorption data. | We used their H1 2025 report for land prices and appreciation rates. We referenced yield estimates for high-end properties. |
| Bamboo Routes | Ongoing property market research with regularly updated rental data. | We used our proprietary yield calculations and vacancy analysis. We cross-referenced with third-party sources. |
| Sunway Estates | Detailed tourism and real estate statistics with verifiable data. | We used their arrival figures and occupancy trends. We referenced European visitor demographics. |
| Buy Samui | Local agency with on-the-ground neighborhood insights. | We used their neighborhood analysis and pricing validation by location. |
| Bangkok Post | Thailand's leading English newspaper for infrastructure coverage. | We used their Samui bridge project timeline and EXAT announcements. |
| The Luxury Signature | High-end villa rental specialist with detailed market insights. | We used their luxury villa trends and wellness tourism analysis. |
| Haven Property Management | Active Koh Samui manager with real operational data. | We used their yield methodology and management fee structures. |
| Three Seasons Properties | Koh Samui agency with extensive rental listings and data. | We used their long-term rental pricing and expat demand insights. |
| Global Property Guide | Standardized international real estate tax comparisons. | We used their Thailand tax overview to verify rates and deductions. |
| Pattaya Mail | Reliable Thai infrastructure coverage from official sources. | We used their THB 55 billion Samui Expressway coverage for timeline verification. |
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