A sea-view home should be a pleasure to own, not a second job. Here is how a Gaia residence is structured, in plain terms, and how the rental programme is designed to keep it that way.
- Projected annual ROI
- 15.3% projected
- Registered lease term
- 30 yrs + renewals
- Land title
- Chanote 4299
- Rental management fee
- 20% of gross
- Short-term rental
- Hotel-licensed
- From the beach
- 2 min walk
The ROI figure is an average projection for a managed residence, not a guarantee; actual returns depend on occupancy, rates, seasonality and costs.
Buying property abroad raises the same handful of questions every time. How do I actually hold the title? What can I realistically expect it to earn? And who looks after it when I am not on the island? This is our straight answer to all three.
How you own it
Like most foreign-owned property in Thailand, Gaia residences are sold on a long leasehold. It is the standard, well-understood route for overseas buyers here, and it gives you secure, registered tenure for the long term.
- A 30-year registered leasehold, recorded on the title in your name, with renewal mechanisms written into the contract beyond the term
- A clear, documented purchase process with legal support throughout
- The option to resell or pass on your lease during the term
We walk every buyer through the paperwork properly before anything is signed. There are no surprises in how the title is held, because the structure is the same one thousands of foreign owners across Thailand already use.
What it can earn
Koh Phangan's north is increasingly sought after by travellers who want the island's nature without its noise, and sea-view homes in that bracket command strong nightly rates. The figures below are illustrative projections for a managed Gaia residence.
These figures are projections for illustration only and are not a guarantee of future returns. Actual performance depends on occupancy, nightly rates, seasonality and operating costs. We are happy to share the full underlying assumptions on request.
Who looks after it
This is where most overseas property becomes a headache, and where Gaia is designed to be the opposite. Our on-site rental-management programme handles the entire operation so that ownership stays genuinely hands-off.
Under the management agreement, the team takes care of listings and bookings, guest check-in and care, cleaning and maintenance, and the upkeep of the home between stays. You receive your share of the income and an owner's allocation of nights to use the residence yourself. When you arrive, it is ready; when you leave, it goes back to work.
What the 20% fee covers, in numbers
The management fee is 20% of gross rental income, and it only applies when the home is actually rented. For that, Gaia runs the entire operation:
- Marketing across the major OTAs (Airbnb, Booking.com, Agoda) plus a direct booking platform
- Dynamic pricing, guest communications, and check-in and check-out
- Cleaning, linen, maintenance coordination, concierge and 24-hour security
The numbers that matter: OTA platform commissions are paid out of gross revenue before the 20% fee is calculated; you receive a rental statement within 15 days of month-end and net proceeds within 30 days; and because Gaia operates under a hotel license, nightly and short-term rental is fully permitted. Bookings are distributed fairly across owners based on real demand, not by prioritising particular units. For the costs on the other side of the ledger, see the true cost of owning property, and for the staged payment plan see how to buy, step by step.
Frequently asked questions
What ROI can you expect from a property in Koh Phangan?
A managed Gaia residence is projected to return on average around 15% a year. That is a projection, not a guarantee; actual performance depends on occupancy, nightly rates, seasonality and operating costs.
How does Gaia's rental management work?
Gaia is the exclusive rental manager at 20% of gross income, handling OTAs and a direct platform, dynamic pricing, guest care, cleaning, maintenance and 24-hour security. OTA fees come out of gross before the 20% is calculated, and you receive a statement within 15 days of month-end with net proceeds within 30 days.
Can you use the property yourself if you rent it out?
Yes. Most owners block out their preferred dates and rent the property for the rest of the year, simply notifying the management team so the rental calendar adjusts.
Want the full numbers? We will send them over. The Gaia team.
