Rentals & investment
Renting out a condo in Phuket: what owners need to know
Phuket is one of Asia's most popular resorts, and many people buy a condo here to live in part of the year and rent out the rest. To make renting a pleasure rather than a hassle, you need to understand three things: how the seasons work, what the law allows in a condominium and how management companies operate. Here it is in one place.
In short
- High season in Phuket runs roughly November to April, with peak demand from late December to February. May to October brings rain and waves, and guests stay longer.
- Renting a unit in an ordinary condominium for under 30 days without a hotel licence is not allowed. Daily rentals are legal only in licensed projects through an operator.
- Managers usually charge 15 – 30% of income for short-term rentals and 8 – 12% for long-term. Rental income is taxable.
Seasons: when demand is higher
- High season roughly November to April: dry weather and calm sea on the west coast. The most sought-after dates run from late December to the end of January, especially New Year.
- Low season May to October: the southwest monsoon brings rain and waves to Andaman beaches. Guests more often come for 3 – 6 months, and prices are lower.
Industry reports put Phuket hotel occupancy above 80% in January–February 2026 and around 63% in June 2025, in low season. CBRE estimates average occupancy at 67.7% in the first half of 2026.
Who visits. For the first 8 months of 2026 Russia was the largest source of foreign visitors to Phuket, followed by China, India and Australia. Direct flights from many countries keep the island popular year-round.
Daily or monthly: what the law says
- Under 30 days counts as hotel business under the Hotel Act 2004 and requires a hotel licence.
- 30 days or more is an ordinary lease under the Civil Code; no licence is needed.
- In a condominium hotel business is not allowed: a Land Department circular of 6 November 2023 clarified that this holds even with co-owners' consent.
- Licences are issued per building, not per unit. So daily rentals are legal only in projects where the building holds a hotel licence and a licensed operator runs a rental program.
The condominium's own rules also apply: the general meeting can restrict rentals, for example to one or six months minimum. Check them before you buy.
The difference between formats is covered in Long-term or short-term rental.
Management companies
If you do not live in Phuket full time, a management company usually handles the unit. It:
- sets seasonal prices and lists the unit on platforms;
- checks guests in, cleans and handles deposits;
- files TM.30 notifications with immigration;
- sends the owner reports and payouts.
What they charge (per 2025–2026 reviews):
| Format | Manager's fee |
|---|---|
| Short-term, condo | usually 15 – 30% of income, often about 20% |
| Villas | usually 25 – 35%, pool and garden often extra |
| Long-term | 8 – 12% of monthly rent plus a tenant-finding fee |
When comparing offers, look not only at the percentage but at the base: whether it is taken from gross bookings or after cleaning and costs, what the service includes and how minor repairs and replacements are paid.
It helps when one management company, chosen by the developer or the owners' meeting, runs the whole building: one reception, one standard and one price policy protect the building's reputation.
Taxes on rental income
- Rental income is subject to Thai personal income tax at 0 – 35%, with a standard deduction of 30% of gross rent as expenses.
- If the tenant is a company, it withholds tax at source: 15% for non-residents, 5% for residents. You need a Thai tax ID to file a return.
- Renting out may change your land and building tax: the rate for commercial use is higher than for residential.
Purchase taxes are covered in Taxes when buying a condo.
TM.30
The owner must notify immigration of a foreign guest within 24 hours of check-in. This can be done online. If a manager runs the unit, it is usually their job, but responsibility stays with the owner, so check that notifications are filed.
Tips for owners
- Before buying, check whether the building has a hotel licence and what the condominium rules allow.
- In low season, target guests staying several months.
- Do not block New Year dates for yourself if income matters.
- Put the fee base, reporting and termination terms in your management contract.
If you are choosing a condo in Phuket or Pattaya to rent out, we will help you find a project with clear rental rules. Projects across Thailand: Thailand property.
FAQ
Can I rent out my condo daily in Phuket?
In an ordinary condominium, not for under 30 days without a hotel licence. Daily rentals are legal only in licensed projects through a licensed operator.
When is the high rental season in Phuket?
Roughly November to April, with peak demand from late December to the end of January. From May to October it rains and guests stay longer.
How much do Phuket management companies charge?
Per 2025–2026 reviews, usually 15 – 30% of income for short-term rentals and 8 – 12% of monthly rent plus a tenant-finding fee for long-term.
Do I pay tax on rental income in Thailand?
Yes, at 0 – 35% with a 30% expense deduction. If the tenant is a company, it withholds tax at source.
Sources
- Tilleke & Gibbins: condominiums cannot be used for hotel operations, 13.11.2023
- Thaiger: Phuket officials probe condo over unlicensed daily rentals, 30.07.2026
- CBRE: Phuket market figures, H1 2026
- HLB Thailand: tax on rental income
- Khaosod English: Phuket arrivals for 8 months of 2026
This article is for general information and is not legal or tax advice. Laws, fees and project terms change: before a deal we check the current conditions for the specific property.
