Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Phuket's property market is included in our pack
If you're thinking about starting an Airbnb business in Phuket in 2026, you're looking at a market with roughly 28,000 active listings and average nightly rates around 6,000 THB.
We've gathered the latest data on occupancy rates, seasonal revenue swings, neighborhood performance, and legal requirements to help you understand what to expect.
This article breaks down everything from licensing rules to realistic profit margins, and we keep it updated as conditions change.
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 Phuket.
Insights
- Phuket's Airbnb market has about 28,000 active listings in January 2026, but condominiums make up roughly 83% of residential supply, which means condo building rules often matter more than government regulations for hosts.
- The average nightly rate for Airbnb in Phuket is around 5,900 THB (190 USD), but median prices sit closer to 4,200 THB because luxury pool villas pull the average up significantly.
- Seasonal revenue swings in Phuket are dramatic, with hosts earning roughly 60,000 THB per month in low season (May to September) versus 180,000 THB during peak months (December to February).
- Top-performing Phuket hosts reach 70% to 80% occupancy rates while average hosts hover around 57%, and the gap often comes down to professional photos, fast response times, and smart dynamic pricing.
- The most crowded Airbnb price point in Phuket is the 2,500 to 6,000 THB per night range, which is dominated by budget and mid-tier condos in Patong, Kata, and Karon.
- White space opportunities exist in the 30-day-plus mid-term rental segment, partly because many condo buildings restrict daily rentals but allow monthly stays.
- Pool villas in Bang Tao, Cherng Talay, and Laguna command nightly rates of 6,000 to 16,000 THB, but monthly operating costs can run 70,000 to 140,000 THB including pool maintenance and higher utilities.
- One-bedroom units get the most bookings by volume in Phuket because of the condo-heavy supply and strong couples market, but two-bedroom units often deliver better revenue stability with longer stays.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
Can I legally run an Airbnb in Phuket in 2026?
Is short-term renting allowed in Phuket in 2026?
As of the first half of 2026, short-term renting in Phuket operates in a gray area where the legality depends heavily on whether your setup is treated as hotel activity under Thai law.
The main legal framework is the Thailand Hotel Act B.E. 2547 (2004), which regulates paid temporary accommodation and requires licensing for hotel-style operations.
The single most important thing to know is that condominiums often face building-level restrictions from the condo juristic person (the management body), which can ban or limit short stays regardless of national law.
For villas and houses, the key is whether you qualify for the small-operator exemption, which generally covers properties with up to 8 rooms and 30 guests, allowing you to operate without a full hotel license.
Penalties for operating an illegal short-term rental in Phuket can include fines and orders to cease operations, with enforcement tending to be stricter in heavy-tourist areas like Patong where complaints are more common.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Thailand.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Thailand.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Phuket as of 2026?
As of the first half of 2026, Phuket does not have a city-wide maximum nights-per-year cap like you see in Barcelona or Amsterdam, and there is no blanket minimum-stay rule imposed by the Thai government.
However, the rules vary significantly depending on property type: villas and houses typically face fewer restrictions if they stay under the small-operator threshold, while condos are subject to whatever the building's juristic person regulations say, which often means minimum stays of 30 days or longer.
Since there is no formal tracking system for rental nights in Phuket, hosts operating under the small-operator exemption do not need to report their bookings to a central registry, though they should keep records for tax purposes.
Do I have to live there, or can I Airbnb a secondary home in Phuket right now?
Thailand does not require you to live in a property to rent it out on Airbnb, so there is no primary residence requirement like you find in cities such as London or San Francisco.
This means owners of secondary homes and investment properties can legally operate short-term rentals in Phuket, as long as they comply with hotel regulations or qualify for the small-operator exemption.
There are no additional permits specifically required for non-primary residence rentals, though condo owners must still check their building's rules, and all hosts should handle TM30 immigration notifications for foreign guests.
The main practical difference between renting a primary residence versus a secondary home is simply that absentee owners usually need a property manager or co-host to handle guest check-ins, cleaning, and maintenance.
Don't buy the wrong property, in the wrong area of Phuket
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Phuket right now?
Yes, you can legally operate multiple Airbnb listings under one name in Phuket, though compliance requirements scale up quickly as your portfolio grows.
There is no specific maximum number of properties one person can list for short-term rental in Phuket, but once you exceed the small-operator exemption profile (roughly 8 rooms and 30 guests), you start looking more like a hotel business that needs proper licensing.
Hosts with multiple listings should expect to register as a formal business for tax purposes, potentially register for VAT if revenue exceeds thresholds, and deal with multiple condo juristic persons if operating in different buildings.
Do I need a short-term rental license or a business registration to host in Phuket as of 2026?
As of the first half of 2026, you may need a hotel license to operate a short-term rental in Phuket unless you qualify for the small-hotel exemption, which covers properties with up to 8 rooms and 30 guests.
The process for obtaining a hotel license involves applying through the local district office, and the timeline can range from several weeks to a few months depending on paperwork and inspections.
Required documents typically include proof of property ownership or lease, building safety certificates, and business registration documents.
Even hosts operating under the exemption need to report rental income for tax purposes, and if you host foreign guests, you must file TM30 immigration notifications within 24 hours of their arrival.
Are there neighborhood bans or restricted zones for Airbnb in Phuket as of 2026?
As of the first half of 2026, there is no official government map designating specific Phuket neighborhoods as Airbnb-banned zones.
Instead, the real restrictions come building by building through condo juristic person regulations, which means two condos on the same street can have completely different rules about short-term rentals.
Enforcement pressure tends to be higher in heavy-tourist areas like Patong simply because complaints from neighbors and competing hotels are more frequent, making short-term rental activity more visible to authorities.
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.
How much can an Airbnb earn in Phuket in 2026?
What's the average and median nightly price on Airbnb in Phuket in 2026?
As of the first half of 2026, the average nightly price for Airbnb listings in Phuket is approximately 5,900 THB (190 USD / 175 EUR), while the median sits lower at around 4,200 THB (135 USD / 125 EUR) because high-priced pool villas pull the average up.
The typical nightly price range covering roughly 80% of Phuket Airbnb listings falls between 2,500 THB and 12,000 THB (80 to 385 USD / 75 to 355 EUR), spanning everything from basic condos to family villas.
The single biggest factor affecting nightly pricing in Phuket is whether the property has a private pool, which can double or triple rates compared to similar-sized units without one.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Phuket.
How much do nightly prices vary by neighborhood in Phuket in 2026?
As of the first half of 2026, nightly prices in Phuket can vary by more than 400% between neighborhoods, with luxury zones like Laguna and Bang Tao averaging 6,000 to 16,000 THB (190 to 510 USD / 175 to 470 EUR) per night while Phuket Town listings average just 2,200 to 6,500 THB (70 to 210 USD / 65 to 190 EUR).
The three neighborhoods with the highest average nightly prices in Phuket are Laguna/Bang Tao/Cherng Talay (averaging 8,000 to 12,000 THB / 255 to 385 USD / 235 to 355 EUR), Kamala/Surin (7,000 to 10,000 THB / 225 to 320 USD / 205 to 295 EUR), and Layan/Mai Khao (8,500 to 14,000 THB / 270 to 450 USD / 250 to 415 EUR).
The three neighborhoods with the lowest average nightly prices are Phuket Town/Talat Yai (2,200 to 5,000 THB / 70 to 160 USD / 65 to 145 EUR), Chalong (3,000 to 6,000 THB / 95 to 190 USD / 90 to 175 EUR), and Rawai (3,500 to 7,000 THB / 110 to 225 USD / 100 to 205 EUR), though these areas still attract steady demand from budget travelers and long-stay guests.
What's the typical occupancy rate in Phuket in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Phuket is approximately 57%, which reflects the blended performance of well-booked villas in peak season and a large inventory of condos competing on price year-round.
The realistic occupancy range covering most Phuket listings falls between 40% and 70%, with performance heavily influenced by listing quality, location, and pricing strategy.
Phuket's 57% average occupancy is strong compared to many Thai resort markets but sits below top international destinations like Bali or Barcelona, partly because of Phuket's large supply of investor-owned units.
The single biggest factor for achieving above-average occupancy in Phuket is professional-quality photos combined with fast response times, which significantly improve search ranking and conversion rates on booking platforms.
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What's the average monthly revenue per listing in Phuket in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Phuket is approximately 101,000 THB (3,230 USD / 2,970 EUR), calculated from an average nightly rate of 5,900 THB and 57% occupancy over 30 days.
The realistic monthly revenue range covering roughly 80% of Phuket listings falls between 45,000 THB and 180,000 THB (1,440 to 5,750 USD / 1,320 to 5,290 EUR), depending on property type, location, and seasonality.
Top-performing Airbnb listings in Phuket, particularly pool villas in premium zones like Bang Tao or Kamala, can achieve monthly revenues of 250,000 to 400,000 THB (8,000 to 12,800 USD / 7,350 to 11,770 EUR). A well-positioned 3-bedroom pool villa at 12,000 THB per night with 75% occupancy would generate roughly 270,000 THB monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Phuket.
What's the typical low-season vs high-season monthly revenue in Phuket in 2026?
As of the first half of 2026, typical monthly revenue in Phuket swings dramatically from around 60,000 THB (1,920 USD / 1,765 EUR) during low season to approximately 180,000 THB (5,750 USD / 5,290 EUR) during high season, representing a threefold difference that hosts must plan for.
Low season in Phuket runs roughly from May through September, coinciding with monsoon weather and lower tourist arrivals, while high season spans December through February when European and Asian travelers flood the island for winter holidays and Chinese New Year.
What's a realistic Airbnb monthly expense range in Phuket in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Phuket range from 35,000 to 60,000 THB (1,120 to 1,920 USD / 1,030 to 1,765 EUR) for condos, up to 70,000 to 140,000 THB (2,240 to 4,470 USD / 2,060 to 4,115 EUR) for pool villas with higher maintenance needs.
Property management fees typically represent the largest single expense category in Phuket, running 15% to 30% of gross revenue (roughly 15,000 to 30,000 THB per month for an average listing), with villa management commanding higher rates due to pool and garden maintenance.
Most Phuket Airbnb hosts should expect to spend between 35% and 55% of gross revenue on operating expenses, excluding mortgage payments, with the higher end applying to pool villas that require more intensive upkeep in the salty coastal environment.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Phuket.
What's realistic monthly net profit and profit per available night for Airbnb in Phuket in 2026?
As of the first half of 2026, realistic monthly net profit for an Airbnb in Phuket ranges from 45,000 to 65,000 THB (1,440 to 2,080 USD / 1,320 to 1,910 EUR), with profit per available night (calculated over 30 nights) falling between 1,500 and 2,200 THB (48 to 70 USD / 44 to 65 EUR).
The realistic monthly net profit range covering most Phuket listings spans from breakeven or small losses during low season to 100,000 THB or more (3,200 USD / 2,940 EUR) during peak months, with annual profitability depending heavily on high-season performance.
Phuket Airbnb hosts typically achieve net profit margins between 35% and 55% of gross revenue, with condos trending toward the higher margin percentage (lower revenue but lower costs) and villas trending lower (higher revenue but much higher operational expenses).
The break-even occupancy rate for a typical Airbnb listing in Phuket sits around 30% to 40%, meaning hosts need roughly 10 to 12 booked nights per month just to cover their fixed and variable costs before earning any profit.
In our property pack covering the real estate market in Phuket, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Phuket as of 2026?
How many active Airbnb listings are in Phuket as of 2026?
As of the first half of 2026, Phuket has approximately 28,000 active short-term rental listings across Airbnb and other platforms, making it one of the most competitive vacation rental markets in Southeast Asia.
This number has grown steadily over the past several years as Phuket recovered from pandemic lows, with supply increasing roughly 10% to 15% annually as more investors enter the market and new condo projects come online in tourist zones.
Which neighborhoods are most saturated in Phuket as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Phuket are Patong, Karon, Kata, Rawai, and Cherng Talay/Bang Tao, where thousands of listings compete for bookings in each area.
These particular neighborhoods have become saturated because they combine strong tourist demand with heavy condo development over the past decade, particularly Cherng Talay, which C9 Hotelworks identifies as the most active submarket for residential investment in Phuket.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include Mai Khao and Naithon in the north (close to the airport, fewer condos), Chalong (more local feel, growing digital nomad demand), and parts of Phuket Town (authentic experience seekers, less competition from resort-style properties).
If you want to know more, we have a blog article listing all the top property areas in Phuket.
What local events spike demand in Phuket in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Phuket include the New Year holiday period, Songkran (Thai New Year in mid-April), the Phuket Vegetarian Festival (usually late September to October, centered on Phuket Town), and the Laguna Phuket Marathon (typically June, concentrated around Bang Tao/Cherng Talay).
During these peak events, Phuket hosts typically see booking rates jump 30% to 50% above normal periods, with nightly rates often increasing 20% to 40% in affected areas as demand outstrips supply.
To capture event-driven demand in Phuket, hosts should adjust pricing and minimum stays at least 4 to 8 weeks before major events, since travelers often book accommodation early for predictable annual events like Songkran and the marathon.
What occupancy differences exist between top and average hosts in Phuket in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Phuket achieve occupancy rates of 70% to 80%, which means their listings are booked roughly 21 to 24 nights per month on average across the year.
By comparison, average hosts in Phuket hover around 57% occupancy (about 17 nights per month), while struggling listings with poor photos, slow response times, or weak reviews often see just 35% to 45% occupancy.
New hosts in Phuket typically need 6 to 12 months of consistent operation to reach top-performer occupancy levels, as building up reviews, optimizing pricing, and improving search ranking all take time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Phuket.
Which price points are most crowded, and where's the "white space" for new hosts in Phuket right now?
The nightly price range with the highest concentration of listings in Phuket is 2,500 to 6,000 THB (80 to 190 USD / 75 to 175 EUR), which is dominated by budget and mid-tier condos in areas like Patong, Kata, Karon, and Rawai.
White space opportunities for new hosts in Phuket exist at two ends: the 30-day-plus mid-term rental segment (where many condo buildings allow monthly stays but restrict daily rentals) and the premium family market above 10,000 THB per night (320 USD / 295 EUR) where demand remains strong but quality supply is thinner.
To successfully compete in the underserved mid-term segment, a new host in Phuket would benefit from a 2-bedroom unit with proper work-from-home amenities (fast Wi-Fi, dedicated desk, backup internet), a location with easy daily-life logistics (Rawai, Chalong, or Phuket Town), and pricing structured for 30-day stays that beats the per-night math of shorter rentals.
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What property works best for Airbnb demand in Phuket right now?
What bedroom count gets the most bookings in Phuket as of 2026?
As of the first half of 2026, one-bedroom units get the most bookings by total volume in Phuket because the market is heavily dominated by condo inventory and couples represent the largest guest segment on the island.
The estimated booking breakdown by bedroom count in Phuket is roughly: studios at 10% to 15% of bookings, one-bedrooms at 40% to 45%, two-bedrooms at 25% to 30%, and three-bedrooms or larger at 15% to 20%.
One-bedroom units perform best in sheer volume because Phuket's residential supply is approximately 83% condominiums (according to C9 Hotelworks), and most of those condos are one-bedroom or studio units built for the investment market over the past decade.
What property type performs best in Phuket in 2026?
As of the first half of 2026, pool villas are the best-performing property type for Airbnb revenue in Phuket, commanding the highest nightly rates and often achieving strong occupancy despite higher price points, particularly in areas like Bang Tao, Cherng Talay, Kamala, and Rawai.
Occupancy rates across Phuket property types vary meaningfully: pool villas average 55% to 65% occupancy but at much higher ADRs, resort-style condos with pool access average 55% to 60%, standard apartments without amenities average 45% to 55%, and townhouses/detached houses without pools average 50% to 58%.
Pool villas outperform other property types in Phuket because the island attracts a high proportion of families and friend groups willing to pay premium rates for space, privacy, and the Instagram-worthy appeal of a private pool in a tropical setting.
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 Phuket, 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 |
|---|---|---|
| Thailand Hotel Act B.E. 2547 | This is the primary Thai law that authorities use to regulate hotel-style accommodation across the country. | We used it to define what "hotel operations" means legally in Thailand. We then mapped Airbnb-style stays to determine when they trigger hotel licensing requirements. |
| Tilleke & Gibbins Legal Analysis | Tilleke & Gibbins is a top-tier Thai law firm that cites underlying regulations rather than guessing. | We used their analysis to identify the small-operator exemption thresholds (8 rooms, 30 guests). We applied this as the practical legal line for most villa and house operators in Phuket. |
| Thailand Condominium Act B.E. 2522 | This is the official Council of State translation showing how condo juristic persons can set binding building rules. | We used it to explain why many Phuket condo buildings can restrict short stays through their bylaws. We established "check your condo rules first" as a hard requirement for any Phuket condo host. |
| Thai Immigration Bureau TM30 System | This is the official Immigration Bureau system for residence notification of foreign guests. | We used it to explain the host's duty to report foreign guests within 24 hours. We included TM30 filing as an often-missed compliance step for Phuket Airbnb hosts. |
| Thailand.go.th TM30 Guidance | This is an official government site that summarizes the TM30 process in plain, accessible language. | We used it as a second official reference to reduce ambiguity about who files TM30 and what documents are required. We kept our compliance guidance beginner-friendly based on this source. |
| Thailand Revenue Department VAT Overview | This is the primary tax authority for VAT rules in Thailand. | We used it to explain when VAT registration becomes relevant for higher-revenue Airbnb operations. We framed VAT as an "only if you pass a threshold" issue for most single-unit hosts. |
| Airbnb Thailand Tax Guide | This is an official platform document that aligns with Thai tax concepts hosts actually face. | We used it to outline practical tax categories hosts should expect (income tax, possible VAT, documentation). We turned tax requirements into a simple checklist rather than legal jargon. |
| Bank of Thailand Exchange Rate | This is Thailand's central bank and the authoritative reference source for exchange rates. | We used it to convert all market metrics (often quoted in USD) into Thai Baht. We applied the late-December 2025 weighted-average rate as a reasonable proxy for January 2026 figures. |
| Bank of Thailand Policy Rate | This is the official reference for Thailand's monetary policy rate affecting borrowing costs. | We used it to frame the interest-rate backdrop for anyone financing a property purchase. We explained why mortgage costs can significantly impact Airbnb profitability calculations. |
| AirDNA Phuket Market Data | AirDNA is a widely used short-term rental dataset with transparent market-analytics methodology. | We used it for market-level occupancy rates, average daily rates, listing counts, and typical amenity penetration. We treated AirDNA as our numeric backbone and cross-checked against tourism reports. |
| Cushman & Wakefield Phuket Hotel Report | Cushman & Wakefield is a major real estate consultancy with recurring, comparable market reporting. | We used it to anchor demand fundamentals like tourist arrivals and hotel occupancy. We validated that Phuket has enough traveler volume to support short-term rental pricing assumptions. |
| C9 Hotelworks Phuket Reports | C9 is a long-running hospitality and property research firm specifically focused on Thailand resort markets. | We used their reports to define which residential property types dominate Phuket (condos versus villas). We applied their submarket and pricing indicators to tailor neighborhood-level guidance. |
| Knight Frank Phuket Market Report | Knight Frank is a global brokerage and research brand with formal research methodology. | We used it to identify high-demand zones and buyer hotspots like Laguna, Bang Tao, Cherng Talay, and Rawai. We tailored our recommendations for what performs best by specific Phuket location. |
| Thailand.go.th Phuket Events | This is an official government portal used to publish verified event and festival information. | We used it to support our "event-driven demand spikes" section with Phuket-specific examples. We kept our events list grounded in verifiable government sources. |
| Laguna Phuket Marathon | This is the official event organizer's primary website with accurate dates and locations. | We used it as a concrete example of a predictable, recurring demand spike from sports tourism. We explained why the Bang Tao and Cherng Talay areas see extra booking pressure during marathon weekend. |
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.