All projects/Thailand/Phuket

Layan Green Park, Phuket: Full Seasonal Rate Breakdown Behind Every Yield Number, Phase 1 & 2

From the developer's own Rental Pool Program document — a full seasonal breakdown, not a single yield percentage: the source shows exact average daily rates and occupancy for three seasons (mid: 91 days at 60% occupancy; high: 184 days at 70%; peak: 90 days at 85%), then itemizes costs down to individual line items — 7% tax/VAT, 1% city tax, 10% service charge, plus operating expenses (14%), bank charges (2%), utilities (1%), and FF&E (3%) — before arriving at the owner's 60% share of net profit. Phase 2 pricing is measurably higher than Phase 1 for comparable unit types, consistent with the catalog's separately-noted finding that per-m² pricing has risen since launch.

Why this matters

Most yield claims in this catalog show a single percentage. Here the entire calculation chain is documented — seasonal ADR, occupancy, gross revenue, itemized costs, and the final split — meaning the yield number can be checked and re-derived rather than taken as given.

Project details

Condo-hotel with its own management company at Layan, Phuket, developed in two phases (Phase 2 construction started Q2 2023). Management: VillaCarte Group.

Rental Pool mechanics: owners get a 30-day/year personal-use reservation (May–October). Units are grouped into pools by type (all studios together, all 1-bedrooms together, etc.); the management company rents out each pool, deducts costs, and pays 60% of net profit to owners (40% retained by management). The management company's costs cover the full operating stack: management/admin salaries, sales & marketing (including a dedicated reservations department), and IT/digital infrastructure (CRM, distribution systems, brand/IP).

Worked example, Phase 2 unit types (developer's own figures, reference only, not a binding offer):

  • Studio (36.7 m²): 7,498,224 THB ($214,235) → $16,047/year owner income → 7.5% yield
  • 1-Bedroom (74.5 m²): 13,217,715 THB ($377,649) → $28,755/year owner income → 7.63% yield
  • 2-Bedroom (106.8 m²): 19,288,080 THB ($551,088) → $43,872/year owner income → 7.96% yield
  • 3-Bedroom (148.2 m²): 26,646,360 THB ($761,325) → $61,823/year owner income → 8.12% yield

For comparison, the same calculation for a Phase 1 studio (30.3 m², 5,757,000 THB / $174,454) yields $15,579/year — 9.49%, a higher yield than the equivalent Phase 2 unit, consistent with rising per-unit pricing between phases.

Seasonal rates behind the calculation: mid-season (91 days) ~$72/night at 60% occupancy; high season (184 days) ~$150/night at 70%; peak season (90 days) ~$249/night at 85% (Phase 2 studio rates; larger units scale proportionally higher).

Frequently asked questions

What share of rental profit does the owner actually keep?

60% of net profit after all costs (taxes/VAT/service charge at 18% combined, plus 20% operating expenses) are deducted — the management company keeps the remaining 40%, out of which it covers all admin, sales/marketing, and IT costs.

Can I use my own unit personally?

Yes — a 30-day annual reservation, available May through October, for personal use or for friends/family.

Is Phase 2 more expensive than Phase 1?

Yes — comparing equivalent studio units, Phase 1 priced at $174,454 versus Phase 2 at $214,235, which also lowers the yield percentage slightly (9.49% vs. 7.5%) since rental income didn't rise proportionally with the purchase price.

Talk to us about this project

Get verified terms, floor plans and payment schedule directly — no generic brochure copy.

Telegram