Here's something most condo listings in Phuket don't shout about: beyond your purchase price, you'll be paying management fees every month, indefinitely. These cover the pool, the lobby, the security, the landscaping, the lifts — everything outside your front door. In some projects, these fees can add ฿3,000–8,000 per month to your ongoing costs. In luxury Bang Tao condos, they can exceed ฿15,000/month for a large unit.
Understanding management fees before you buy is one of the most important due diligence steps that foreign buyers routinely skip. I've spoken to too many expats who found out post-purchase that their "affordable condo" in Kamala had ฿100/sqm/month management fees — for a 60sqm unit, that's ฿6,000/month on top of the mortgage. Here's what you need to know.
What Are Condo Management Fees?
In Thai condo law, the building is managed by a juristic person (นิติบุคคลอาคารชุด) — effectively a homeowners' association. Every unit owner pays a monthly common area maintenance (CAM) fee, also called the management fee, to fund this entity. The fee is charged per square metre of your unit.
This is separate from your personal utilities (electricity to your unit, your internet, your water). The management fee covers shared infrastructure and services only.
Typical Fee Rates in Phuket 2026
Basic security, pool, gym. Common in Phuket Town, Chalong inland, Kathu.
Better facilities, concierge desk, shuttle to beach. Most Kata/Karon and Rawai condos.
Multiple pools, gym, beach club access, 24hr security. Bang Tao, Surin, Kamala hillside.
| Condo Size | ฿50/sqm (mid) | ฿80/sqm (upper) | ฿100/sqm (luxury) |
|---|---|---|---|
| 30 sqm studio | ฿1,500/month | ฿2,400/month | ฿3,000/month |
| 50 sqm 1-bed | ฿2,500/month | ฿4,000/month | ฿5,000/month |
| 75 sqm 2-bed | ฿3,750/month | ฿6,000/month | ฿7,500/month |
| 100 sqm 2-bed+ | ฿5,000/month | ฿8,000/month | ฿10,000/month |
The Sinking Fund — A One-Time But Significant Cost
Separate from the monthly management fee is the sinking fund (กองทุนส่วนกลาง). This is a one-time upfront contribution paid at purchase. It's held in reserve for major capital works: elevator replacement, pool resurfacing, roof overhaul, major structural repairs.
In Phuket, sinking funds are typically ฿300–800 per square metre, paid once at purchase. So for a 50sqm unit, you might pay ฿15,000–40,000 into the sinking fund on top of your purchase price, taxes, and legal fees. This often appears in the fine print of sales contracts and catches buyers by surprise.
Important: Once paid in, sinking fund money belongs to the juristic person, not to you individually. You don't get it back when you sell — though a higher sinking fund balance does make the building more attractive to buyers (it means less likelihood of a future special assessment).
What Management Fees Should Cover
A well-run Phuket condo's management fee covers:
- Swimming pool maintenance and chemical treatment (tropical climate requires this year-round)
- Garden and landscaping upkeep
- Security guards (typically 2–3 shifts, 24/7 in decent projects)
- Lobby staff and concierge if applicable
- Lift maintenance contracts
- Common area electricity (lobby lights, pool pump, corridors)
- Water for common areas and pool top-up
- Building insurance (structure only — contents insurance is separate)
- Regular pest control (essential in tropical Phuket)
- Waste removal
What it does not cover: your personal unit's electricity (billed separately, often via the PEA or via a landlord surcharge), your internet, your AC maintenance, or your contents/furniture.
Red Flags to Watch For
Before buying, ask these questions of the developer or management company:
- Is the management fee rate fixed or indexed? Some contracts allow annual increases without a vote.
- Are the accounts audited? A well-run juristic person produces annual audited accounts. Ask for the last 2 years.
- Is there a backlog of unpaid fees? If many unit owners are in arrears, the building may be poorly maintained and underfunded.
- When were facilities last refurbished? An older complex with a low sinking fund and aging lifts is a liability.
- Does the developer still control the management? Developer-controlled management can lead to fees being inflated to benefit the developer's management company.
Buying a Condo in Phuket?
A trusted realtor can pull the building's management accounts and flag any fee or maintenance issues before you sign. Don't skip this step.
Find a Vetted Phuket Realtor →Management Fees by Area
| Area | Typical Fee Range | Notes |
|---|---|---|
| Bang Tao / Laguna | ฿70–120/sqm | Resort-style projects, beach club access common, premium facilities |
| Surin / Cherng Talay | ฿60–100/sqm | Mix of boutique and resort developments |
| Kamala | ฿55–90/sqm | Hillside luxury condos at top end; beachside mid-range below |
| Kata / Karon | ฿45–75/sqm | Functional mid-range, some small developments at lower rate |
| Rawai / Nai Harn | ฿35–70/sqm | Wide range — budget inland to nice beachfront mid-tier |
| Chalong | ฿30–55/sqm | Practical condos, lower fees, less comprehensive facilities |
| Phuket Town | ฿35–65/sqm | Modern condos at mid-range; older stock at lower end |
| Patong | ฿50–85/sqm | Holiday-rental focused buildings tend to have better maintained facilities |
Annual General Meetings — Your Rights as an Owner
Every registered condo in Thailand must hold an Annual General Meeting (AGM) of the juristic person. As a unit owner, you have the right to attend, vote, and review accounts. The AGM is where management fees can be proposed for increase or decrease, and where the committee is elected.
In practice, many foreign owners in Phuket don't attend or aren't informed of AGMs. This leaves management decisions in the hands of a small group — often the developer's management company or a few engaged Thai owner-occupiers. If you care about how your building is run, show up or send a proxy.
For the full picture on buying property in Phuket as a foreigner, see our guides on buying a condo in Phuket, property buying rules for foreigners, and Phuket real estate investment returns.