Your luxury villa or apartment in Phuket, run like a five-star hotel.

Property management means one team looks after your villa or apartment day to day, so you do not have to. It covers three things.

Rental management. We advise whether long-term or short-stay suits your property, set a price in line with the Phuket market and the season, and prepare and publish the listing. We answer enquiries, organise viewings, select tenants or guests, prepare the lease or booking terms, welcome them on arrival, collect rent and deposits, handle requests during the stay and close the stay properly.

Maintenance. We keep your property in the condition you bought it in: scheduled care of the pool, garden and air-conditioning, supervision of staff and contractors, quick repairs, a refresh between stays, and regular visits to check for the things a tropical climate causes, such as humidity, leaks and wear.

Meeting your guests' and tenants' expectations. People who rent a luxury property expect hotel-level standards: a spotless, well-equipped home, fast answers and a solution when something goes wrong. We prepare the property before they arrive, stay reachable during their stay and fix issues quickly, which protects your reviews and your property.

For apartments we also follow the building: management committee, charges and residence rules. You receive everything in a written monthly report, and you choose what you hand over.

There is no single price, because it depends on the type and size of your property, the services you choose and how it is let. A villa with a pool and a garden does not need the same care as an apartment in a residence.

What we can promise is the method. You start with a free assessment and a visit, with no commitment. You then receive a written proposal with clear terms, so you know what is included before you decide. You choose what you delegate. Every invoice appears in your monthly report, and no expense above an agreed amount is made without your approval.

If you would like a first idea, contact us and we will tell you what applies to your property.

Yes. Apartments and penthouses in residences are part of what we manage. We follow the building for you: we keep track of charges and due dates, pass on notices from the management committee, make sure the residence rules are respected (including what the building allows for rentals), organise access for contractors and tell you whenever something needs your decision.

Inside the apartment we handle the same care as for a villa: upkeep, cleaning, repairs, lettings and reports.

Of course. Tell us your dates and we block them in the rental calendar. Before you arrive we prepare the property: it is cleaned and aired, the air-conditioning is running, and the pool and garden are in order. When you leave we refresh it and close it up.

We agree with you how your personal belongings are kept while the property is let, so you find your home the way you left it.

Long-term lettings bring steadier income, with fewer changeovers and less wear. Short stays can bring more income during the high season, but they need much more management and follow the seasons, with quiet periods in the rainy season.

In Thailand there is also a legal difference. Stays under 30 days are treated as hotel activity and are regulated (see the question on Airbnb below), while lettings of 30 days or more are generally treated as ordinary residential leases. For many properties, long-term or monthly lettings are the simplest and safest option. We give you a recommendation after the free assessment, with the reasons.

Not sure which suits you? contact us and our experts will advise you.

In general, yes. Foreign owners can let their property in Thailand. What matters is how the property is held. A condominium unit can be owned by a foreigner, within the building's foreign quota. Foreigners generally cannot own land, so a villa is usually held through a registered right over the land, such as a lease. If your villa stands on leased land, your right to sublet depends on the terms of that lease.

Long-term lettings (30 days or more) are the simplest route and are generally treated as normal residential leases. Short stays under 30 days follow different rules (see the next question).

Tax and paperwork. Rental income earned in Thailand is taxable whatever your nationality or tax residence, and you need a Thai tax number to declare it. Your home country may tax it too, and tax treaties often let you credit what you paid in Thailand. When the tenant is a foreigner, the landlord has to notify immigration of their address (the TM30 notification). A property manager can do it on your behalf, with your authorisation.

These rules depend on your situation and change over time. We do not give legal or tax advice: we coordinate with your lawyer and your accountant so the way we manage your property fits your situation.

We also offer consulting with our experts on how to structure and let your property in Thailand. contact us to talk it through.

Not freely. The dividing line in Thailand is 30 days. Renting a property for less than 30 days is treated as running a hotel under the Hotel Act, which generally requires a licence. This applies to a villa just as it does to a condominium.

Condominiums: most buildings forbid short lets in their rules, and a licence is rarely available for an individual unit. Villas: some smaller properties can register through a lighter local route, but whether yours qualifies depends on the property and on the local authority. 30 days or more: generally treated as an ordinary residential lease, outside the Hotel Act.

Enforcement has tightened: tax, immigration and local records are increasingly cross-checked with booking platforms, and penalties can include fines. That is why, before any short-stay listing, we check with your lawyer and with your building's management what applies to your property. If short stays are not an option, we recommend long-term or monthly lettings, which carry the least risk.

The rules evolve and this is not legal advice: your lawyer has the final word.

We offer consulting with our experts to help you choose the right letting model for your property. contact us for details.

You hand the day-to-day over to one contact on site. That person looks after your tenants or guests, supervises the staff and contractors, and visits the property regularly. You receive a written report every month with the income, every invoice and the work done, and you can ask us for news at any time. We reply within 24 hours.

You stay in control of the important decisions: we ask for your approval before any expense above an agreed amount, and we explain what is needed, by email or video call, in English. You never have to be on the island for anything to get done.

Want to see how it would work for your property? contact us.

We do. We schedule the pool and garden contractors on a rhythm agreed with you, which depends on the property and the season, since both need more attention in the rainy season. We check the result when we visit your property and we make sure equipment such as pumps and filters is working.

Anything unusual, such as a cloudy pool, a failing pump or fallen branches after a storm, is dealt with quickly and appears in your monthly report.

We take the time to select them, because the wrong occupant costs more than an empty week. For long-term tenants we check identity and references, and their ability to pay, before proposing them to you, and you approve the tenant. For guests we ask for the details of the stay, such as who is coming and why, and we send the house rules before they arrive.

During the stay we stay reachable and follow up, and at the end we inspect the property and settle the deposit.

You have one contact who reacts on site. Whether it is a leak, a pump failure, a power cut or damage after a storm, we go to the property, bring in the right contractor, and keep you informed at every step. Afterwards you receive a report of what happened, what was done and what remains.

The way we handle out-of-hours calls is agreed with you in your proposal, so you know in advance who to call and how fast we react.

To know exactly how it would work for your property, contact us.

It takes three steps. First we talk about your property and what you expect from it. Then we visit the property and take stock of its condition, fittings and existing contracts. Finally we send you a tailor-made proposal, with a recommended rental strategy, an upkeep plan and clear terms.

The assessment and the visit are free, and you are under no obligation to go further.

Ready to start? contact us to book your free assessment.