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
Buying a house in Koh Samui is a dream for many foreigners, but understanding what you will actually pay requires more than just browsing listings.
This guide breaks down real house prices by bedroom count, neighborhood, and property type so you can plan your budget with confidence.
We constantly update this blog post with fresh data from official Thai sources and trusted real estate consultancies.
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.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
How much do houses cost in Koh Samui as of 2026?
What's the median and average house price in Koh Samui as of 2026?
As of early 2026, the median house price in Koh Samui sits around 15.5 million Thai baht, which works out to roughly $500,000 USD or €465,000 EUR, while the average price runs higher at about 22 million baht ($710,000 USD or €660,000 EUR).
The typical price range that covers most house sales in Koh Samui falls between 8 million and 30 million baht, or roughly $260,000 to $970,000 USD (€240,000 to €900,000 EUR), which is where you will find about 80% of all villa transactions on the island.
The gap between the median and average tells you something important about Koh Samui: the market has a significant "luxury tail" where beachfront and sea-view properties push the average up, but most buyers end up purchasing closer to that 15 million baht mark.
At the median price in Koh Samui, you can typically expect a 2 to 3 bedroom villa with a private pool, located inland or in a developing area rather than on the prime Chaweng-Bophut coastline, which makes it a solid option for lifestyle buyers who do not need a trophy address.
What's the cheapest livable house budget in Koh Samui as of 2026?
As of early 2026, the minimum budget for a livable house in Koh Samui starts around 3.5 to 6 million baht, which translates to approximately $110,000 to $195,000 USD or €105,000 to €180,000 EUR.
"Livable" at this entry-level price point in Koh Samui typically means an older build, a smaller plot, possibly a simpler local-style home rather than the classic expat pool villa, but still with proper utilities, a solid roof, and legal title documentation.
These cheapest livable houses in Koh Samui are usually found in inland areas like Na Mueang, Bang Kao in the south, Hua Thanon southeast of Lamai, and pockets around Nathon or Taling Ngam away from the coast.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Koh Samui here.
How much do 2 and 3-bedroom houses cost in Koh Samui as of 2026?
As of early 2026, a typical 2-bedroom house in Koh Samui costs around 11.5 million baht ($370,000 USD or €345,000 EUR), while a typical 3-bedroom house runs about 16 million baht ($515,000 USD or €480,000 EUR).
The realistic price range for a 2-bedroom house in Koh Samui spans from 9 million to 14 million baht, which means you could spend anywhere from $290,000 to $450,000 USD (€270,000 to €420,000 EUR) depending on location and condition.
For a 3-bedroom house in Koh Samui, expect to pay between 13 million and 20 million baht, or roughly $420,000 to $645,000 USD (€390,000 to €600,000 EUR), with prices climbing quickly once you add sea views or proximity to Chaweng.
Moving from a 2-bedroom to a 3-bedroom house in Koh Samui typically adds a premium of about 4 to 5 million baht (roughly $130,000 to $160,000 USD), representing a 35% to 40% jump that reflects the island's strong demand for family-sized villas with pools.
How much do 4-bedroom houses cost in Koh Samui as of 2026?
As of early 2026, a typical 4-bedroom house in Koh Samui costs between 22 million and 40 million baht, which translates to roughly $710,000 to $1.3 million USD or €660,000 to €1.2 million EUR.
For a 5-bedroom house in Koh Samui, the realistic price range jumps to 35 million to 70 million baht, or approximately $1.1 million to $2.25 million USD (€1.05 million to €2.1 million EUR), as these larger properties often occupy premium hillside or coastal plots.
The 6-bedroom house market in Koh Samui sits firmly in luxury territory, with prices typically ranging from 55 million to 120 million baht ($1.8 million to $3.9 million USD or €1.65 million to €3.6 million EUR), where sea views, beachfront access, and modern build quality drive massive price variations.
Please note that we give much more detailed data in our pack about the property market in Koh Samui.
How much do new-build houses cost in Koh Samui as of 2026?
As of early 2026, a new-build house in Koh Samui typically costs between 16 million and 35 million baht ($515,000 to $1.13 million USD or €480,000 to €1.05 million EUR) for the common modern 3 to 4 bedroom pool villa segment.
New-build houses in Koh Samui generally carry a premium of about 10% to 25% compared to older resale houses in the same micro-location, with the exact markup depending heavily on build quality, developer reputation, and whether the property sits in a prime villa zone like Chaweng Noi or Bophut hills.
How much do houses with land cost in Koh Samui as of 2026?
As of early 2026, a house with land in Koh Samui typically costs between 10 million and 30 million baht ($320,000 to $970,000 USD or €300,000 to €900,000 EUR) for a standard villa plot, though beachfront properties can easily exceed 40 million baht and reach 200 million baht for trophy homes.
In Koh Samui, a typical "house with land" means a villa on a plot of roughly 300 to 800 square meters, which is the standard configuration for most expat-focused properties, while larger estates of 1,000 to 3,000 square meters command significantly higher prices starting around 25 million to 80 million baht.
We cover everything there is to know about land prices in Koh Samui here.
Thinking of buying real estate in Koh Samui?
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Where are houses cheapest and most expensive in Koh Samui as of 2026?
Which neighborhoods have the lowest house prices in Koh Samui as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Koh Samui include Na Mueang and Bang Kao in the inland south, Hua Thanon southeast of Lamai, inland pockets of Taling Ngam, and the outskirts around Nathon town.
In these more affordable Koh Samui neighborhoods, typical house prices range from 4 million to 10 million baht for smaller inland homes ($130,000 to $320,000 USD or €120,000 to €300,000 EUR), and 10 million to 18 million baht ($320,000 to $580,000 USD) for nicer 2 to 3 bedroom villas that simply sit outside the main tourist corridor.
The main reason these Koh Samui neighborhoods have lower prices is their distance from walk-to-beach convenience and the Chaweng-Bophut commercial strip, meaning buyers trade proximity to restaurants, nightlife, and the airport for more land and quieter surroundings.
Which neighborhoods have the highest house prices in Koh Samui as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Koh Samui are Choeng Mon on the northeast peninsula, Plai Laem with its sea-view villa clusters, and the hillside areas above Chaweng Noi and Bophut overlooking Fisherman's Village.
In these premium Koh Samui neighborhoods, typical house prices range from 35 million to 120 million baht for sea-view 4 to 6 bedroom villas ($1.1 million to $3.9 million USD or €1.05 million to €3.6 million EUR), with beachfront trophy homes reaching 200 million baht or more.
These Koh Samui neighborhoods command the highest prices because they combine scarce sea-view or beachfront land with proximity to the island's best restaurants, international schools, and airport access, creating a lifestyle package that wealthy buyers pay a significant premium for.
The typical buyer in these premium Koh Samui neighborhoods is either a high-net-worth expat looking for a permanent residence with rental income potential, or an investor seeking luxury villa assets that can generate strong returns during peak tourist season while appreciating in value.
How much do houses cost near the city center in Koh Samui as of 2026?
As of early 2026, a house near the "city center" in Koh Samui, meaning the Chaweng and Bophut commercial core where most shops, restaurants, and services cluster, typically costs 16 million to 35 million baht for a 3-bedroom villa ($515,000 to $1.13 million USD or €480,000 to €1.05 million EUR), with premium sea-view properties in the nearby hills reaching 25 million to 80 million baht.
Houses near major transit hubs in Koh Samui, specifically the airport area around Bo Phut, Bang Rak, and Choeng Mon where frequent flyers appreciate quick access, typically cost 15 million to 45 million baht ($485,000 to $1.45 million USD or €450,000 to €1.35 million EUR) depending on views and distance to the beach.
If you want to live near the top-rated international schools in Koh Samui, such as ISS International School Samui in Bophut or the British International School near Bang Rak, expect to pay 14 million to 35 million baht ($450,000 to $1.13 million USD or €420,000 to €1.05 million EUR) for a family-style 3 to 4 bedroom villa.
Houses in expat-popular areas of Koh Samui, including Fisherman's Village in Bophut, Bang Rak, Choeng Mon, Chaweng Noi, and selected pockets of Mae Nam for long-stay living, typically cost 12 million to 40 million baht ($385,000 to $1.3 million USD or €360,000 to €1.2 million EUR) for a nice but not extravagant villa.
We actually have an updated expat guide for Koh Samui here.
How much do houses cost in the suburbs in Koh Samui as of 2026?
As of early 2026, a house in the suburbs of Koh Samui, meaning inland or west/south areas that are 15 to 35 minutes from the Chaweng-Bophut strip, typically costs 8 million to 14 million baht for an entry-level pool villa ($260,000 to $450,000 USD or €240,000 to €420,000 EUR), with simpler local houses available from 4 million to 9 million baht.
The typical price difference between suburban houses and city-center houses in Koh Samui runs about 30% to 50% lower, meaning you might pay 10 million baht in Taling Ngam for a villa that would cost 15 to 18 million baht in Bophut with similar specifications.
The most popular suburbs for house buyers in Koh Samui include the quieter parts of Mae Nam on the north coast, inland sections of Maret behind Lamai beach, and selected hillside areas of Taling Ngam and Lipa Noi on the west coast that offer sunset views without the premium beachfront price tag.
What areas in Koh Samui are improving and still affordable as of 2026?
As of early 2026, the top areas in Koh Samui that are improving and still relatively affordable for house buyers include Mae Nam on the north coast, the back areas of Maret behind Lamai, and selected parts of Bang Por on the northwest coast.
Current typical house prices in these improving yet affordable Koh Samui areas range from 10 million to 20 million baht ($320,000 to $645,000 USD or €300,000 to €600,000 EUR) for a decent 2 to 3 bedroom villa, which remains below the premium you would pay in Bophut or Chaweng.
The main sign of improvement driving buyer interest in these Koh Samui areas is the expansion of new villa supply outward from the Bo Phut core into neighboring submarkets, which brings better infrastructure, more dining options, and increased rental demand without yet commanding peak prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Koh Samui right now?
What are typical buyer closing costs for houses in Koh Samui right now?
When buying a house in Koh Samui, you should budget approximately 2% to 4% of the appraised value for total closing costs as a buyer, though this can increase if you negotiate to share certain seller-side taxes to close the deal.
The main closing cost categories in Koh Samui include a transfer and registration fee commonly quoted at 2% of appraised value, plus potential Specific Business Tax and other taxes that may apply depending on the seller's holding period and profile, with the split between buyer and seller determined by contract negotiation.
The single largest closing cost category for house buyers in Koh Samui is typically the transfer fee at the Land Office, which runs about 2% of the government-appraised value and is often split 50/50 between buyer and seller, though some sellers insist the buyer covers it entirely.
We cover all these costs and what are the strategies to minimize them in our property pack about Koh Samui.
How much are property taxes on houses in Koh Samui right now?
The typical annual property tax on a house in Koh Samui ranges from a few thousand baht to tens of thousands of baht per year for most mid-market homes, which translates to roughly $100 to $1,000 USD (€90 to €900 EUR), with luxury and non-primary-use properties paying meaningfully higher amounts.
Property tax in Koh Samui is calculated under Thailand's Land and Buildings Tax based on the assessed value of the property and its use category, with owner-occupied residences receiving more favorable rates than properties held for rental income or left vacant.
If you want to go into more details, we also have a page with all the property taxes and fees in Koh Samui.
How much is home insurance for a house in Koh Samui right now?
Annual home insurance for a house in Koh Samui typically costs between 8,000 and 35,000 baht per year ($260 to $1,130 USD or €240 to €1,050 EUR) for a standard villa policy, with premiums exceeding 35,000 baht for higher rebuild values, extensive contents coverage, or broader protection.
The main factors affecting home insurance premiums for houses in Koh Samui include the rebuild cost of the structure, whether you have a swimming pool, proximity to the coast and salt air exposure, whether you plan to rent the property, and the level of contents coverage you choose.
What are typical utility costs for a house in Koh Samui right now?
Total monthly utility costs for a typical house in Koh Samui range from about 6,000 to 20,000 baht per month ($195 to $645 USD or €180 to €600 EUR), with electricity being the largest variable depending on air conditioning use and whether you have a pool pump running.
For electricity, expect to pay 2,500 to 6,000 baht per month ($80 to $195 USD) for a small simple house, 6,000 to 15,000 baht ($195 to $485 USD) for a 2 to 3 bedroom villa with regular air conditioning and a pool, and 15,000 to 35,000 baht ($485 to $1,130 USD) for a large villa with heavy cooling, while water costs run 200 to 2,500 baht per month ($6 to $80 USD) depending on whether you use municipal supply or need truck deliveries for a garden and pool.
What are common hidden costs when buying a house in Koh Samui right now?
Common hidden costs that house buyers in Koh Samui often overlook can add 50,000 to 200,000 baht ($1,600 to $6,450 USD or €1,500 to €6,000 EUR) or more to your first year of ownership, depending on the property's condition and location.
Inspection fees for a house in Koh Samui typically run 8,000 to 20,000 baht ($260 to $645 USD) for a basic check, and 20,000 to 45,000 baht ($645 to $1,450 USD) for a more thorough assessment covering structure, moisture, electrical, and plumbing systems.
Beyond inspections, other common hidden costs when buying a house in Koh Samui include drainage and humidity fixes like mold prevention and dehumidifiers, ongoing pool maintenance and pump replacement, sea-air corrosion repairs to metalwork and air conditioning coils, road access issues and retaining walls for hillside properties, and water system investments like tanks, pumps, and filtration.
The hidden cost that tends to surprise first-time house buyers in Koh Samui the most is the ongoing pool maintenance expense, which runs 3,000 to 8,000 baht per month for regular service plus eventual pump and equipment replacement every few years, adding up to a significant recurring budget item that many buyers underestimate.
You will find here the list of classic mistakes people make when buying a property in Koh Samui.
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What do locals and expats say about the market in Koh Samui as of 2026?
Do people think houses are overpriced in Koh Samui as of 2026?
As of early 2026, the general sentiment among locals and expats in Koh Samui is mixed: those looking in prime areas like Bophut, Chaweng, and Choeng Mon often say prices feel "expensive but justified by scarcity," while buyers exploring non-prime locations find that prices are more negotiable now that villa supply has expanded.
Well-priced houses in good condition typically stay on the market in Koh Samui for about 2 to 5 months, while overpriced properties or those in awkward locations can sit for 6 to 12 months or longer without selling.
The main reason expats give for feeling house prices in Koh Samui are high is the combination of strong tourism-driven rental demand and limited beachfront or sea-view land, which keeps prime villa prices elevated even when the broader market shows more flexibility.
Compared to one or two years ago, sentiment on house prices in Koh Samui has shifted from "everything sells fast" to "realistic pricing matters," as increased villa inventory has given buyers more choice and more negotiating leverage, particularly outside the hottest corridors.
You'll find our latest property market analysis about Koh Samui here.
Are prices still rising or cooling in Koh Samui as of 2026?
As of early 2026, house prices in Koh Samui are rising in prime villa zones but holding mostly stable in non-prime areas, creating a two-speed market where location determines whether you face competition or have negotiating room.
The estimated year-over-year house price change in Koh Samui is around 3% for the island overall as a conservative baseline, but prime beachfront and sea-view villa zones are appreciating at closer to 7% to 9% annually according to major consultancy projections.
Looking ahead to the next 6 to 12 months, experts expect Koh Samui house prices in prime locations to continue rising moderately as tourism demand remains strong and beachfront land stays scarce, while non-prime areas may see flat to gentle growth with more room for buyer negotiation as supply continues expanding.
Finally, please note that we have covered property price trends and forecasts for Koh Samui here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| Bank of Thailand (Residential Price Index) | Thailand's central bank publishing official property data from mortgage records. | We used the South region and single-detached sub-index as a direction check for Koh Samui price trends into early 2026. |
| Bank of Thailand (Exchange Rates) | Official central bank reference for Thai baht exchange rates. | We used it to convert all baht prices into USD and EUR using real interbank rates near early 2026. |
| Colliers Thailand | Global real estate consultancy with a named, dated Koh Samui report. | We used it to identify prime villa zones, appreciation expectations, and demand drivers like tourism arrivals. |
| C9 Hotelworks | Well-known hospitality and residential market research firm in Thailand. | We used it for hard price points including median price per sqm and median villa prices by bedroom count. |
| FazWaz | Large regional property portal with visible median price snapshots. | We used it as a real-world asking-price mirror to cross-check whether consultancy medians match what buyers actually see. |
| Thailand Fiscal Policy Office | Official government source hosting the Land and Buildings Tax Act. | We used it to ground the property tax discussion in actual law rather than hearsay. |
| Thailand Revenue Department | Official tax authority explaining Specific Business Tax rules. | We used it to support the existence of SBT as part of sale and transfer tax mechanics at the Land Office. |
| Provincial Electricity Authority | Official electricity utility serving Koh Samui. | We used it to frame monthly electricity budgeting for houses with pools and air conditioning. |
| Provincial Waterworks Authority | Official water utility tariff table covering the Koh Samui branch. | We used it to estimate monthly water costs for houses with gardens and pools. |
| Office of Insurance Commission | Thailand's official insurance regulator. | We used it to keep home insurance estimates conservative and grounded in regulated market practices. |
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