Yes — with structure. Foreigners can own condominium units outright (up to 49% of any building). For villas and land, the standard route is a 30-year registered lease, often with renewal clauses, or a Thai-registered company. I walk every client through which structure fits their goal before any deposit is paid.

For a typical resale: transfer fee (2%), specific business tax (~3.3%) or stamp duty (0.5%), and a withholding tax. Usually split 50/50 with the seller — or fully negotiated. For new developments, fees are typically clearer. I provide a full breakdown before any offer.

For freehold condo purchase, money must arrive from abroad in foreign currency, with the bank issuing an FET (Foreign Exchange Transaction) form. This is critical — without it you cannot register foreign ownership. I work with two Phuket banks who handle this smoothly.

After all costs: 5–6% NET for villa rental, 7–8% NET for branded condo programmes, and 8–10% projected for some pre-construction. Anything over 12% promised by a developer is a red flag — I'll tell you which projects to avoid.

No. I work with a vetted property management team — handled personally, supervised by me. They cover cleaning, maintenance, guest turnover, accounting, visa support and the occasional 2 a.m. plumber. Monthly retainer or per-task.