Is there a real estate licence required in Thailand?

Thailand does not currently have a mandatory real estate licence regime comparable to countries like Australia or the UK. Anyone can legally call themselves a real estate agent. However, professional bodies like the Thai Real Estate Broker Association (TREBA) offer voluntary certification, and RICS (Royal Institution of Chartered Surveyors) has a presence in Thailand for more formal professional accreditation.

What commissions do real estate agents charge in Phuket?

Standard commission on a property sale in Phuket is 3–5% of the sale price, typically paid by the seller. Co-brokerage (where two agencies share the deal) usually splits 50/50, so each agent gets 1.5–2.5%. Long-term rental commissions are typically one month's rent. Short-term rental management fees are 15–25% of rental revenue.

Can foreigners buy property in Phuket to rent out as a business?

Foreigners can buy a condo freehold (under the Condominium Act, up to 49% of a building's floor area can be foreign-owned). Villas and land must be held through a Thai company, long-term lease (30 years, extendable), or other structures. Renting out a condo is legal and common. Running a formal short-term rental (Airbnb-style) business may require a hotel licence depending on scale.

Which areas of Phuket have the best property investment returns?

Bang Tao and Laguna consistently deliver the strongest combination of capital growth and rental yield — proximity to the beach, international schools, and beach clubs makes it perennially popular. Rawai/Nai Harn offers better value per square metre with strong long-term rental demand from families. Patong has the highest short-term rental occupancy but is the most saturated market. Emerging areas like Cherng Talay and Layan offer upside potential.

Phuket Real Estate as a Business: Agent & Investor Guide 2026

Q: Can a foreigner work as a real estate agent in Phuket?

Yes, but with restrictions. Real estate brokerage is listed under Thailand's Foreign Business Act as a restricted industry, which means foreigners cannot own a majority stake in a real estate agency without a Foreign Business Licence. In practice, most expat agents work through a Thai company (with Thai majority shareholders) or as a licensed sales representative under an established Thai or international agency.

Q: Do I need a BOI licence to invest in Phuket real estate?

Not necessarily. BOI promotion is available for large-scale real estate development projects (resorts, branded residences) but isn't required for individual property investment or small-scale property management. Where BOI becomes relevant is if you're developing a property product (not just renting out existing property) and want import duty exemptions or corporate tax holidays.

Last updated: March 2026

Phuket's property market is one of Southeast Asia's most dynamic — and most misunderstood. The island attracts serious capital from buyers across Europe, Russia, Scandinavia, Australia, and China, and the commissions on a ฿15–฿30 million villa sale can be transformative. But working in Phuket real estate as a foreigner involves a web of legal restrictions that most aspiring agents don't fully understand until they're already in trouble.

This guide covers the reality of Phuket real estate as a business — whether you want to work as an agent, set up a property management company, or invest in property for rental income.

The Phuket Property Market in 2026: Context for Business Decisions

Phuket's property market entered 2026 with strong fundamentals. The post-COVID rebound continued through 2024–2025, and demand from European and Australian buyers has recovered strongly. The north of the island — Bang Tao, Laguna, Cherng Talay, and Layan — has seen significant price appreciation, with luxury villas now routinely transacting at ฿30–฿80 million. The mid-market (฿5–฿15 million condos and smaller villas in Rawai, Kata/Karon, and Kamala) remains active and accessible.

Key market dynamics for anyone entering the business: Chinese buyer demand has partially recovered post-COVID but is more price-sensitive than pre-2019. Russian buyers remain very active, especially in the north. Short-term rental regulation is increasing, which is squeezing low-quality inventory and pushing demand toward managed resort-style properties with proper licences.

Working as a Real Estate Agent in Phuket

The Legal Framework

Real estate brokerage is a restricted industry under Thailand's Foreign Business Act (Annex III, category 5). This means foreigners cannot own a majority stake in a standalone real estate agency without a Foreign Business Licence (FBL). In practice, the market operates through three models:

Thai company with Thai majority shareholders: The most common model. A foreigner can be a director and hold a minority stake (typically 49%) and obtain a work permit. You need 4 Thai employees per work permit holder.
Foreign Business Licence: Allows majority foreign ownership but requires a ฿3 million minimum capital, a 3–6 month approval process, and a demonstrated economic benefit to Thailand. Used by larger international agencies.
Employment under an existing agency: The simplest entry path — work as a salaried agent under a Thai or international agency (RE/MAX, Knight Frank, CBRE, and dozens of boutique agencies operate in Phuket). The agency handles the legal structure; you handle the sales.

Commission Structure

Phuket's commission structure differs from most Western markets in one key way: there's no formal MLS or co-brokerage agreement system. Properties are often listed with multiple agencies simultaneously, and commissions are negotiated individually. Standard rates are:

Transaction Type	Typical Commission	Paid By
Property sale (standard)	3–5% of sale price	Seller
Co-brokerage (two agencies)	2–3% each (split of 5%)	Seller
Long-term rental	One month's rent	Usually landlord
Short-term rental management	15–25% of rental revenue	Property owner
Off-plan sales (developer)	5–8% of purchase price	Developer

Off-plan commissions are where the serious money is in Phuket. Developers of new projects in Bang Tao, Cherng Talay, and Rawai regularly offer agents 5–8% — meaning a ฿10 million condo generates ฿500,000–฿800,000 in commission. The tradeoff: you're selling something that doesn't exist yet, and buyer trust depends heavily on your reputation and the developer's track record.

Property Management as a Business

Running a villa or property management company is one of the more accessible real estate businesses for foreign expats in Phuket. The core service: manage short-term and long-term rentals on behalf of property owners, handling bookings, maintenance, housekeeping, and guest services.

Business structure considerations:

Short-term rental management (effectively operating like a boutique hotel) requires a hotel licence if you manage more than 4 units at a single address. Check with the Tourism Authority of Thailand and a local lawyer.
Property management as a service business can operate under a Thai company with the standard work permit structure.
You'll need strong relationships with housekeeping crews (usually 3–5 per villa), maintenance contractors, and pool companies — the north and west coast (Bang Tao, Kamala, Surin) has the densest inventory of managed villas.

Property management fees run 10–20% of rental revenue for long-term rentals and 20–30% for short-term (Airbnb-style) management. A portfolio of 15–20 mid-market villas (฿80,000–฿120,000/month each in peak season) can generate a viable income.

Investing in Phuket Property for Rental Income

As a foreigner, you can invest in Phuket property through several routes:

Condominium freehold: Buy in your own name under the Condominium Act (foreign quota: up to 49% of a building). Best areas for rental yield: Bang Tao and Laguna (5–7% gross), Kata/Karon (4–6%), Kamala (5–7%).
Villa via Thai company: Villas and land can be held through a Thai company. Get proper legal advice on the share structure — nominee shareholders are legally risky.
30-year leasehold: Foreigners can lease land for 30 years (renewable). Many developers sell villas on this basis. Less bank-financeable but legally cleaner than some company structures.
LTR visa property investment: The LTR Wealthy Global Citizen visa requires USD 500,000 in Thai assets, of which USD 250,000 can be in property. Qualifying investments must be in BOI-promoted developments or Thai government bonds.

Find a Vetted Real Estate Agent in Phuket

Whether you're buying, selling, or considering the real estate business yourself — our directory includes experienced agents across Bang Tao, Rawai, Kamala, Kata, and Phuket Town.

[AFFILIATE_REALTOR] Browse Phuket Property Experts →

The Reality of the Phuket Real Estate Business

I've watched friends enter the Phuket real estate scene with high hopes and leave disappointed two years later. Here's what they didn't know going in:

Sales cycles are long. A serious buyer might take 6–18 months from first enquiry to completion. During that time, you're working hard with no guarantee of commission.
The market is relationship-driven. Without a network of owners, developers, and repeat buyers, you're competing against established agencies that have decade-long relationships. Building that takes time.
Developer partnerships matter. The agents making the most money in Phuket are those with preferred-agent agreements with 3–5 active developers. Getting into these relationships requires track record and volume.
Legal exposure is real. Poorly structured transactions in Phuket have led to buyer lawsuits against agents. Make sure every transaction goes through a qualified Thai lawyer (not just the developer's in-house team).
The off-season is brutal. May to October (low season) can be extremely quiet. Budget accordingly, or balance property sales with rental management income that continues year-round.

The people I know who've built successful real estate businesses in Phuket almost all started by working for an established agency first — learning the market, building a buyer database, understanding the legal process — before going independent.

Thinking about Phuket real estate as a business?

Book a free 30-minute consultation and we'll help you map out the right approach — whether that's finding a job at an established agency, setting up your own structure, or investing in property for rental income.

Book a free consultation →

Related Guides

Frequently Asked Questions

Yes, but with restrictions. Real estate brokerage is restricted under the Foreign Business Act. Most expat agents work through a Thai company (with Thai majority shareholders) or as a sales representative under an established Thai or international agency.

Thailand does not currently have a mandatory real estate licence regime. Anyone can legally call themselves a real estate agent. Professional bodies like TREBA and RICS offer voluntary certification for credibility.

Standard commission on property sales is 3–5% paid by the seller. Off-plan commissions from developers are typically 5–8%. Long-term rental: one month's rent. Short-term rental management: 15–25% of revenue.

Foreigners can buy condos freehold (under the 49% foreign quota rule). Villas and land require a Thai company, long-term lease, or other structure. Renting out property is legal and common, though short-term rental businesses may require a hotel licence at scale.

Bang Tao and Laguna consistently deliver the strongest combination of capital growth and rental yield. Rawai/Nai Harn offers good value with strong long-term rental demand. Patong has high short-term occupancy but is the most saturated market.

Not for individual investment or small-scale property management. BOI promotion is relevant for large-scale real estate development projects (resorts, branded residences) where you want tax holidays or import duty exemptions.

Affiliate disclosure: Some links on this page are affiliate links. If you engage a service provider through our recommendation links, we may earn a commission at no extra cost to you. Our editorial content is independent.