Thailand's lifestyle island (Full Moon, wellness, west-coast villas). Independent yield snapshot: 433 real FazWaz sale listings (per-unit, not synthetic) + Booking + Airbnb ADR blended across summer & December.
Net = gross × (1 − operator 25%) × (1 − tax 15%) − opex/price · occupancy 65% · Thai 15% non-resident withholding. ADR = per-property average of summer (Jul) and December (NY-peak) nightly rates — December runs ~1.3× summer on Booking, flat on Airbnb.
| Beds | ADR med | Price med | Net med | Net P75 | n rent/sale |
|---|---|---|---|---|---|
| 1BR | $114 | $184,071 | 8.1% | 14.2% | 43/49 |
| 2BR | $199 | $260,585 | 10.3% | 12.9% | 26/131 |
| 3BR | $226 | $336,283 | 8.9% | 14.2% | 7/112 |
Cells shown only where both rent and sale samples reach n≥3. Larger units carry higher ADR — and the premium (4-5BR) is thin on the rental side, so its yield reads low.
| Type | Median price | Listings | Bed mix |
|---|---|---|---|
| Villa | $330,016 | 398 | 1–6 BR (mostly 2–3 BR) |
| Apartment / Condo | $191,667 | 35 | 1–3 BR |
Source: FazWaz property-for-sale listings, real per-unit prices/sizes/beds across 10 areas (Koh Phangan, Ban Tai, Haad Yao, Srithanu…).
| Type | ADR median | ADR P75 | Rental records |
|---|---|---|---|
| Villa | $154 | $250 | 84 |
| Apartment / Condo | $95 | $145 | 44 |
Source: Booking + Airbnb, each scraped for summer (Jul) and December (NY-peak) and averaged per property. Airbnb bbox-filtered to the island. ADR shown is the summer/December blend. Investment-grade: rated, reviewed, above budget-tier ADR.
| Area | Villas | Median price | $/m² |
|---|---|---|---|
| Koh Phangan | 297 | $302,246 | $2,011 |
| Ban Tai | 23 | $321,307 | $2,142 |
| Haad Yao | 22 | $2,055,820 | $4,878 |
| Srithanu | 18 | $325,000 | $2,012 |
| Haad Salad | 15 | $427,502 | $3,010 |
| Chaloklum | 6 | $406,806 | $2,797 |
| Mae Haad | 5 | $609,939 | $2,916 |
| Hin Kong | 5 | $352,778 | $1,550 |
| Than Sadet | 4 | $239,167 | $2,227 |
| Wok Tum | 3 | $319,444 | $1,993 |
Sale-side only — the rental sample is too thin per beach to compute area-level yields (Booking gives 113 unique island-wide; Airbnb concentrates in Chaloklum). The yields above are island-wide.
The primary side of the market: 29 off-plan / pre-completion projects (23 via FazWaz project-directory + 6 net-new via Lazudi), 107 units priced. Unit $/m² median $2,142; project $/m² ranges $805–4,566. Most complete 2026–2028.
| Off-plan beds | $/m² median | n units |
|---|---|---|
| 1BR | $2,074 | 20 |
| 2BR | $1,587 | 27 |
| 3BR | $2,058 | 31 |
| 4BR | $2,927 | 14 |
Off-plan unit $/m² by bedroom, from FazWaz project unit-mixes (107 units across 23 off-plan projects). 2BR reads cheapest/m²; 4BR carries the premium.
| Project | Area | Beds | Price (USD) | $/m² | Completion | Src |
|---|---|---|---|---|---|---|
| Sovaya Villas | Ban Tai | 2BR | $1,760,000–1,890,000 | $4,566 | — | fazwaz |
| Green Valley Koh Phangan | Haad Yao | 5BR | $5,690,000–6,430,000 | $3,882 | — | fazwaz |
| Azura Resort Residence | Thong Sala | 1BR/2BR/3BR | $440,000–1,460,000 | $3,513 | Jun 2028 | fazwaz |
| Dreamy Jungle Villa | Haad Yao | 4BR | — | $3,457 | — | fazwaz |
| Zen Villas | Srithanu | 3BR | $1,750,000–2,140,000 | $3,255 | — | fazwaz |
| Halls Of Eden | Thong Sala | 4BR | — | $2,927 | — | fazwaz |
| Dream Villas | Thong Sala | 5BR | — | $2,729 | — | fazwaz |
| Sansara Villas | Ban Tai | 3BR | $1,420,000–1,730,000 | $2,659 | 12 months | fazwaz |
| Nava Villas | Haad Yao | 1BR/2BR | $474,000–1,180,000 | $2,218 | — | fazwaz |
| Asteria Villas | Ban Tai | 3BR | — | $2,142 | 12 months | fazwaz |
| Hillel | Thong Sala | 3BR | $1,180,000–1,450,000 | $2,134 | Jul 2026 | fazwaz |
| Phangan Tropical Villas | Ban Tai | 1BR/3BR | $338,000–733,000 | $1,898 | 12 months | fazwaz |
| Boho Villas | Thong Sala | 2BR | — | $1,867 | 12 months | fazwaz |
| Tropic Villas | Thong Sala | 2BR/3BR/4BR | $699,000–925,000 | $1,843 | — | fazwaz |
| Walee House | Thong Sala | 3BR | — | $1,791 | — | fazwaz |
| Cocolance Tropical Villa Escapes | Haad Yao | 2BR | $959,000–1,070,000 | $1,606 | — | fazwaz |
| Four Moons | Wok Tum | 2BR | $1,120,000–1,320,000 | $1,595 | — | fazwaz |
| Siam Residence | Thong Sala | 2BR/3BR | $897,000–1,090,000 | $1,463 | — | fazwaz |
| Samma Villas | Thong Sala | 2BR | — | $1,361 | — | fazwaz |
| Uluwatu Lodge | Thong Sala | 1BR | — | $1,353 | — | fazwaz |
| Boma Serenity Villas | Thong Sala | 1BR/2BR | $417,000–541,000 | $1,352 | — | fazwaz |
| Era Tropical Residence | Thong Sala | 1BR/2BR/3BR | $563,000–833,000 | $886 | Dec 2026 | fazwaz |
| Pahili Loft Koh Phangan | Chaloklum | 2BR/3BR/5BR/10BR | $665,000–2,710,000 | $805 | — | fazwaz |
| Orion Residence Bantai | Thong Sala | 1BR/2BR | $213,889 | — | 2026 | lazudi |
| Casa Bamboo | Chaloklum | 1BR/2BR | $194,167 | — | 2026 | lazudi |
| Sala Suan | Salad | 2BR | $184,167 | — | 2026 | lazudi |
| Spring River Villas | Koh Phangan | 3BR | $136,111 | — | 2026 | lazudi |
| Living Phangan Coco View | Koh Phangan | 1BR/2BR | $125,000 | — | 2026 | lazudi |
| Eden tropical | Koh Phangan | 1BR/2BR | $100,000 | — | 2026 | lazudi |
Off-plan project directory — FazWaz (off-plan/made-to-order status) + Lazudi new-developments, deduped by name. $/m² from per-project unit mixes (FazWaz) or listed average (Lazudi); blank where the project lists a headline price only. Leasehold/foreign-quota tenure typical for Thai off-plan.
The villa figure is the one to trust here — rent n=84, sale n=398, both robust. A typical Koh Phangan villa (~$330,016) at $154/night and 65% blended occupancy yields ~5.8% net at the median, up to ~10.2% at P75 — and the P75 is likely closer to realised, because Booking under-samples the premium villa segment (a well-photographed new pool villa earns above the scrape median).
The condo / apartment figure (net ~6.2%, rent n=44) now rests on a healthier sample — mostly Airbnb apartments. Its higher ADR-to-price ratio (cheaper entry, $95/night) gives a net comparable to villas, though Koh Phangan stays villa-dominated on the sale side.
Methodology. Sale: FazWaz Koh Phangan property-for-sale listings (real per-unit, AED→USD normalised). Rent: Booking + Airbnb, each scraped for summer (Jul) + December (NY-peak) and averaged per property (December ≈1.3× summer on Booking, flat on Airbnb); Airbnb bbox-filtered to the island. Yield: ADR×365×occ÷price for gross; net after operator split, Thai 15% withholding, capital-scaled opex. Development-level — sample supports villa vs condo, not full submarket × bed crosstabs.
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