Thailand Real Estate FAQ

KASA Development specializes in outstanding property development projects and exciting investment opportunities on the stunning, tropical island of Koh Samui. With access to the finest locations and a stellar reputation for quality villa design and construction, our goal is to help you find your own slice of paradise, by investing in profitable and well-crafted property.

KASA

About KASA

KASA Development builds exclusive residences in the most sought- after locations in Koh Samui. Our projects appeal to those who recognize the value of distinctive positioning, the splendor of design and the importance of detail. Our inspiration lies in offering the most exquisite homes that complement the picturesque views and the serene surroundings of Koh Samui.

With a wide-ranging network of highly qualified staff ready to serve you, you can rest assured that KASA development will meet every requirement needed to source you a new home or investment opportunity. We are focused on our customers a 100% of the time, ensuring that all buyers are provided with personalized service and treated with the utmost respect and professionalism.

Our residential projects

OZen Residence

Set in northern Samui, at the heart of the prestigious neighborhood of Bophut, this project comprises of only 11 stylish sea-facing villas, epitomizing exclusivity at its best. Each villa has 275-500 sqm of floor space, comprising of 3-5 bedrooms on 1 or 2 levels. These villas come in five different layouts, each with their own air of western contemporary design. The facilities of the OZen residence include a 24-hour concierge and security. OZen residence project will complete in the 3rd quarter of 2018.

OZen Hills

This stunning development is ideally located in Chaweng. Comprising of only 7 élite villas, this project offers buyers East-coast living at its absolute finest. Each villa has 315-200 sqm floor space, 3-6 bedrooms on 1 or 2 levels. The facilities of the project include a 24-hour concierge and security. OZen Hills project will complete in the 3rd quarter of 2018.

NAORI Residence

Placed beautifully amongst lush greens and only a short stroll from the beach, NAORI Residence provides a range of luxurious villas in the heart of the exclusive district of Chaweng Noi. Being in the more prominent and extravagant side of Koh Samui, NAORI’s 27 luxurious villas and outstanding facilities are designed essentially for maximum enjoyment. With floor space ranging from 90 to 298 sqm and 1-4 bedrooms spread over 1 to 2 levels; these villas can accommodate everything you need. With their spectacular sea views, and full range facilities including private pools, 24-hour concierge, security and a transport shuttle service, these villas are a buyer’s. This spectacular residence will be complete in the second quarter of 2019.

NAORI Hills

NAORI Hills project is located in the most vibrant and favored region of Koh- Samui – strategically positioned on the hills of Chaweng Noi and close to the beautiful blue waters of Chaweng. This exciting development comprises of 12 luxury villas with floor space ranging from 200- 298 sqm, 3-4 bedrooms split over 1 or 2 levels. This project will complete in the 4th quarter of 2019.

SAYANA Luxury Pool villas

An unbeatable location coupled with unobstructed sea views and superb facilities, SAYANA resort offers 44 personalized homes, each beautifully designed to the highest specification. Each villa has 1 to 5 suites and bedrooms, spread over 200-298 sqm of floor space over 1 or 2 levels. The facilities include a state-of-the-art gym, an in-residence transport shuttle, a restaurant and lounge bar, a wellness spa, a convenience store, a 24-hour concierge and security services plus an airport to city transport shuttle. The SAYANA Luxury Pool Villas project will complete in the 4th quarter of 2019.

DUNE Luxury Residence

Fifty-two exquisitely designed villas in Chaweng Noi, tucked away in a tranquil setting with breathtaking views and yet, has easy access to all the island’s premier destinations; DUNE Luxury Residence is every investor’s dream. Each of our luxury villas has 200-298 sqm of floor space with 1-5 bedrooms on 1 or 2 levels. There is a full range of facilities that include a state-of-the-art gym, an in-residence transport shuttle, a restaurant, a clubhouse, 24-hour concierge and security and an airport to city transport shuttle.
* Early bird offers are now available for this project, which will be complete in mid 2020.

What is KASA’s Unique Selling Point?

KASA believes that all luxury properties, whether obtained as holiday homes or investments, would generate the most yields if it is of the highest quality and if purchased at the right price. KASA strives to make an ideal situation such as this, attainable, which constitutes as its unique selling point. Indulge in a KASA property and you can rest assured that your investment will appreciate stably over time.

Why trust KASA?

KASA is a publicly listed company, with an established track record and stable finances, that has been in the real estate/property market for over ten years now. Over the years, we have learned to provide our customers with not only quality construction, but also various other services involved with investments and property management. When investing with KASA, you will benefit from services, skills and professionalism from various departments, such as:

  • Customer Care Department
  • Construction Department
  • Management Department
  • Sales Department (in the case of wanting to resell your KASA property)

KASA is also partnered with an International Law firm, that expertly handles and oversees all legal matters associated with villa acquisition in Thailand.

KASA’s dedicated experts work towards a combined goal of providing our clients with the best possible service.

Koh Samui

About Koh Samui

When seeking an ideal holiday destination, Koh Samui is one of the first that comes to mind. Often called the paradise island in the Gulf of Thailand, Koh Samui offers fine stretches of glorious white sands and clear turquoise waters, warm sunny weather, magnificent views and a thrilling nightlife; blending serenity beautifully with excitement, making it an ideal location for all types of people. Wonderfully, located within sight of Koh Samui is the Ang Tong Marine Park, a pristine archipelago of forty -two islands; featuring lush forests, incredible beaches, waterfalls, lakes and a rich diversity of exotic wildlife and sea species, all of which can be explored through various transport means and activities, such as speed boats, kayaking, deep-sea diving, snorkeling and numerous others.

About Chaweng Noi

Chaweng Noi or “Little Chaweng”, is located at the southern end of the city of Chaweng, Koh Samui’s most prominent and extravagant town. Livened with a bustling nightlife and an array of first-class restaurants, Chaweng attracts the younger crowd, seeking some fun at night after their relaxing days under the blissful sun. Chaweng Noi, however, while developed into an exclusive neighborhood with its own beach, is a quieter and more serene part of Chaweng. Even though slightly removed from the vibrant town, Chaweng Noi is only a short distance from the town center, allowing residents to enjoy the best of both worlds, making it one of the most desirable locations in Koh Samui.

About Bophut

Bophut is the cultural hub of Koh Samui alive with the essence of the original residents of the island. Other than the glorious beach of Bophut, the town has one major attraction – The Fisherman’s Village. Being a French trading post at an earlier time, Fisherman’s village still has rustic styled shophouses and French Buildings giving the area a distinctive Mediterranean feel. Along with the old architectural touch, the presence of the fishermen who still reside in the area, and still go fishing to earn a living, keeps the area true to its roots.

Unlike residents of Chaweng, people who live in Bophut prefer local cafes and restaurants that are still available and not washed away with commercialization.

Travel to Koh Samui

The simplest way to get to Koh Samui is by flight. There are various domestic flights to and from Koh Samui to Bangkok, Chiang Mai, Pattaya, Phuket and Krabi. Direct air link from International destinations such as Singapore, Kuala Lumpur, Hong Kong and Chongqing are also available.

Details regarding flight frequency from major destinations are listed below:

Bangkok (all airports) to Koh Samui (USM):

23 Flights per day (1 hr 10 mins duration)
Bangkok Airways – 21 Flights
Thai Airways – 2 Flights

Singapore (SIN) to Koh Samui (USM):

6 Flights per day (1 hr 45 mins duration)
Singapore Airlines – 2 flights
Bangkok Airways – 2 flights
Silk Air – 2 flights

Hong Kong (HKG) to Koh Samui (USM):

2 Flights per day (3 hrs 20 mins duration)
Bangkok Airways – 2 flights

Chongqing, China (CKG) to Koh Samui (USM):

1 Flight per week (3 hrs 30 mins duration)
Bangkok Airways – 1 flight

Kuala Lumpur, Malaysia (KUL) to Koh Samui (USM):

1 Flight per week (1 hr 40 mins duration)
Bangkok Airways – 1 flight

The alternatives for getting to Koh Samui:
Flight from Bangkok to Surat Thani, after which you can board a ferry to Koh Samui.
16 Flights per day (1 hr 10 mins duration)
Nok Air – 4 flights
Thai AirAsia – 6 flights
Thai Lion Mentari – 9 flights
Thai Smile – 2 flights

*Ferry tickets can easily be purchased at Surat Thani airport.

Apart than airline transport, you may also take the bus or the train from Bangkok to Surat Thani, followed by a ferry to Koh Samui.

Travel in Koh Samui

Taxi services around Koh Samui are widely available. Upon arrival, you can get a taxi from the airport to tour around the island, however, since the taxi fares are not metered, negotiations with the driver will be essential in order to get a fair rate. Many tourists opt for rented vehicles, giving them a great way to cruise around the island at their own pace. Car Hire services are accessible at the airport and various other locations across the island.

Peak, High and Low Seasons

Peak season of Koh Samui starts from late December to mid February, when there’s plentiful of sun with a 30º climate and moderate winds. The Christmas holidays have the highest occupancy, reaching a rate of above 90%.

The high season runs mainly from July to August, when the sun shines the brightest with great beach weather – sunny and warm but not blazingly hot like April and May.

Low season runs from September to November, when the rainy season starts. October experiences lots of rain and November is certainly the wettest and windiest month, with late afternoon showers and unresting waves.

Real Estate Market in Koh Samui

With an increased number of affluent visitors, both investors and tourists, Koh Samui is fast becoming one of the most progressive islands for real estate development. New developments are blooming in Chaweng, Bophut and various other areas across the island. Due to a mounting demand for a slice on this glorious island, developers are reporting a growth of 6 – 14% yield on their properties in all areas of the island. Resilience displayed by Koh Samui during political disturbance and a fairly flat global market indicates the island is a solid investment for the future, assuring investors of sizable yields and substantial capital gains, should they decide to invest.

Koh Samui VS Phuket market

What interests our investors most is the resemblance Koh Samui has to Phuket 7-10 years prior. There is still a lot of room for development and great profits to be acquired from capital gains. From an investors perspective, the prices in Phuket are very high and properties are starting to be overvalued. However, Koh Samui’s real estate market is currently at its best, ensuring real estate property great gains in the foreseeable future.

Koh Samui VS Hua Hin

The demand for property in Hua Hin has slowed considerably over the last few years, with fewer developments getting off the ground in 2017. The slow market conditions in Hua Hin is reflected in lower annual appreciation rates for property. Koh Samui is outperforming Hua Hins’ property market in almost every category.

Invest in Thailand

Investing in Thailand?

Since Thailand is one of the heavily visited countries by investors and tourists from all across the globe, Thailand’s real estate market is projected to grow from 5% to 10%, all through 2016 up until 2020. Rental yields in Thailand, as a whole, are also some of the highest among Asian countries. Impressive resilience displayed by Thailand even during political unrest and a fairly flat global market is evidence that the country is a solid investment for the foreseeable future, assuring investors of sizable yields and substantial capital gains, if they invest in Thailand.

Why is it safe to invest in Thailand?

The Thai economy depends greatly on foreign investment and because it was ranked as one of the top tourist destinations worldwide for 3 years in a row, it is safe to say that Thailand’s economy will continue growing at a stable rate. Moreover, the Thai Government tries to attract FDI in every way possible and also maintains bilateral relations with foreign investors. Additionally, resilience displayed by Thailand even during political unrest and a fairly flat global market is evidence that the country is a solid investment for the foreseeable future.

What are the benefits for a foreigner purchasing a property in Thailand?

Foreigners from all across the globe are drawn to the luxurious lifestyle Koh Samui has to offer and advantageously, the prices are relatively inexpensive when compared to prices in Europe, Australia and other South Eastern destinations. Additionally, added services are also low-priced which makes it easy to maintain the properties after purchase. Moreover, unlike other neighboring countries, Thailand does not impose a punitive stamp tax on the purchase of a property.

Will there be a Rental Management program?

KASA will undertake all marketing and management functions necessary for our development’s rental needs, under the control and management of our team.

Rental Management program services include:

  • Marketing of the property
  • 24-hour concierge for the guests
  • Villa Upkeep: House & Pool Cleaning, Gardening
  • Security and Maintenance
  • Water and Electric supply

Guarantee Rental Returns (GRR):

If you decide to engage in our Guarantee Rental Returns program (GRR), we will be responsible in managing your property where in, each quarter, advanced payment of your rental yield of 6-8% will be paid to you in full, for a 5 year period.

As a sole owner of your property, you are free to choose whether to partake in our GRR program or work with a third-party real estate agency, or if you would prefer it, you can even rent out or re-sell your villa by yourself.

Since our GRR service is optional, it is your decision whether to pass on the arrangement or partake in it by signing the agreement. However, kindly note that you will be invited to sign this agreement once we hand over the property to you.

If you choose the GRR option, KASA will be fully responsible in managing your property, whether it be: marketing, villa upkeep, guest management, house and pool cleaning, maintenance or security.

How does KASA guarantee the rental returns?

KASA will be solely responsible for the management, maintenance and marketing of the DUNE Residence project.

A dedicated team will focus on the marketing, using direct platforms such as Agoda.com, Booking.com, Airbnb.com, as well as travel agencies and brokers in China, Singapore, HK, Europe, the US, etc. to list all the villas of DUNE Residence.

Breaking down of calculation of the rental returns for a property:

Property Price: 8,888,888 THB
Guarantee: 8%
Yearly Income: 711,112 THB
Occupancy Rate: 40% – or 146 Days
Nightly Rate: 711,112 THB / 146 Days = 4,870 THB / night

The average occupancy rate in Koh Samui, Chaweng (Noi & Beach) is 65-80% per year.

KASA Development guarantees your returns from 6 to 8% for a duration of 4 years.

Buy-Back Option:

If you decide to exercise our Buy-Back option, we will handle all processes required in finding you are buyer for your property. For instance, in the case of wanting to sell your villa in Year 4, we will put your villa on the market in order to find you a buyer in Year 5, with the price of the villa selling at 115%, up from the original price. (Base price is a 100 % of the initial price with a 15% added on as Capital gain)

Similar to the GFF agreement, this arrangement is optional but you shall be invited to sign the Buy-Back agreement, once we handover the property to you.

All through years 4 to 9, KASA promises a fixed percentage of at least 115%, 100% of which is the base value indicating the Initial Property Price and 15% of which is the guaranteed capital gain.

Taking in mind annual increase in capital gains, the company shall:

  • Year 4 to 5: Buy back your property at the purchased price +15%
  • Year 6 to 7: Buy back your property at the purchased price +19%
  • Year 8 to 9: Buy back your property at the purchased price +23%

How many days per year am I allowed to stay in the property?

Annually, you are given 15 points worth complementary stay on the property.
1 night stay during low season – 1 point
1 night stay during high season – 2 points
1 night stay during peak season – 3 points
*Kindly note that each stay must be a minimum of 4 days.

Buying Process

What are the steps of buying a property in Thailand with KASA?

The steps of buying a property in Thailand include:

  • Selecting a property:

    Select one of our off-plan projects and contact us for further details regarding the development.

  • Legal Requirements:

    Since you will require a legal counsel for obtaining the property, Kasa has partnered with Juslaws & Consult, an International Legal Firm providing expert legal counseling services to our clients.

  • Select the method of ownership:

    With KASA, you can look to get both a leasehold or a freehold arrangement for owning your property. KASA’s team can assist you to legally obtain freehold properties.

  • Title Ownership:

    The Thailand Land Department will investigate title ownership of properties being offered to you. Additionally, they will check if the land or property is in line with the land codes.

  • Deposit:

    Once the property has the all clear by the Land Department, you are now able to put a deposit and reserve the property. KASA will confirm the reservation and draft you the required contracts.

What types of visas can I apply for?

Various visas for long or short-term stay can be applied for. Categories include holiday, retirement and business visas.

Can I get an option on the plot?

In order to secure the property, you can put an option of 100,000 THB on the property and if you wish to do so, you can personally come on site to have a look at the plot. Upon your satisfaction, we will move forward with the project.

How to choose my plot of land?

You are welcome to contact KASA about any of our projects and we will set up a meeting with you at your earliest convenience. Our experienced sales team will guide you through all the specifications of your chosen development and review with some options available for customization.

Where will my deposit be held?

The deposit is a crucial requirement for securing your KASA property. Our accounting team will hold your deposit in KASA’s bank account and will notify you when the process is complete.

How much is the down payment?

Once your property has been selected and your specifications have been finalized, a down payment of 10% of the total value of your property is required. Our sales agent will assist you in determining the exact amount required for the down payment.

What is the payment schedule?

Keeping in mind our client’s concerns, KASA’s legal firm has crafted payment terms aimed to secure and reassure our clients by dividing the process into three distinct steps:

Reservation Option:

Clients can reserve the land by paying 10% of the total value of the plot, after which they will be able to collaborate with our legal firm to tackle the legal procedures.

Land Transfer:

KASA Development gives you the opportunity to rightfully own your property at the very beginning of your investment journey – in other words, regardless of anything happening to KASA, you, as the owner would have complete authority over your property because you own it, enabling you to occupy it, rent it out, resell it, or in the case of un-finished construction- even handover the task to another developer.

Construction:

During the course of the land being transferred, KASA’s construction team would have started building your property even before you have made any payment for the construction.

Once our construction team has finished laying out the foundation, our customer care team will send you a detailed progress report – inclusive of descriptive pictures for you to review on a frequent basis (kindly note that if this doesn’t suit you, you can even send a lawyer or a representation of your choosing for inspection). Clients also have the option of checking KASA’s facebook page for swift updates. Once you have reviewed the report, you’ll be requested to proceed with the payment of the foundation construction. All the while, our construction team would have advanced onto the next construction stage. Similar to the previous stage, you will be asked to review the progress report before making any payments.

This process is executed so that clients can be well-informed regarding the constructional progress and be reassured that everything is unfolding smoothly.

An off-plan project vs a finished property?

Off-plan projects are extremely popular in Thailand, given that the government has very strict guidelines enforced to protect the buyer. Off-plan projects are available for a price approximately 20 -50% below the final purchasing price or the price that a fully constructed property later sells for. Additionally, buyers have the advantage of buying from a wider selection of units and the developers also offer much more favorable financing plans. Because the construction is not complete, the property is due to appreciate over the time it takes to complete the project, hence, the buyers can reap the benefits granted from a low initial investment. On the other hand, a finished property, will have to be purchased at the market value and financed based on the current market rates which will not be as favorable to a buyer.

How to trust a KASA off-plan project?

We have a team of international engineers and project managers that supervise the construction workers along with the subcontractors (such as the electricians & plumbers working on the site).
We are carefully following the progression of the properties in construction, making sure they stay on schedule. In the rare case of a delay, the compensation will be specified in your “Building Sales & Purchase Agreement” in the section quoted below:

“If the contractor (KASA) fails to complete the work within the time stipulated in the Agreement or such extended time allowed by written Agreement between the parties, then the contractor shall pay to the customer a penalty of __ baht (__ THB) per day from the Stipulated Date of Completion to the date of actual completion.”

The daily rate equals your yearly rental returns divided by 365 days. In this manner, KASA will compensate the investor for losses incurred due to construction delays.

Are there any hidden costs and fees?

Please contact our dedicated sales experts to receive the payment schedule. Kindly note that you will be accessible to more of KASA first-class services if you were to choose any of them.

Property / Villa

What is the price range of the properties?

The price of our properties range from 7.6 million THB to 25 million THB.
Various property customization options are available, altering the prices accordingly.

Topography of the land?

Our architectural and engineering team experts have studied the topography of the land and the inclination of the ground extensively. They determine suitability of each layout to each plot of land, bearing in mind the unobstructed view of each development.

How do I insure my property?

While KASA provides guarantees on the project and the villa, we strongly advise our investors to employ their own insurance in the case of a fire, water damage, storms or other calamities. Kindly research the essential insurance policies before making a purchase.

What kind of guarantee or warranties do KASA offer?

KASA offers a 5- year structural warranty cover and a 2-year finishing, plumbing and electrical warranty cover. Each development includes a premium customer care service where we guarantee response times for emergencies at 48 hours for structural issues and 72 hours for finishing queries.

What are the materials used for construction and customized finishes?

KASA has a vast array of materials used for construction and customization. For specific details of each property, kindly review our brochure or contact our sales agents.

Furniture Package?

Selections of furniture and appliances are split into two differing style categories, allowing you to create your own inimitable dream property. All our products are made of the latest materials and feature cutting-edge technology that integrate flawlessly into our developments. Our team of interior designers will aid you in curating your vision from the luxury furniture and appliances collection. Our experts will ensure that your property connotes a sense of style and luxury that is uniquely yours.

KASA offers three different furniture packages:

  1. Standard package – The Standard Furniture package comprises of an assortment of quality furniture with competitive prices while maintaining the sophistication and durability every client needs for a pleasing living experience.
  2. Premium package – Indulging in premium quality furniture and splendor designs, clients can create an alluring ambiance for their homes by selecting the Premium Furniture package.
  3. Luxury package – Clients can opt to create a grand scheme of extravagance and glamour by blending furniture made of the finest quality and unrivaled designs offered in the outstanding Luxury Furniture package of KASA.

Maintenance and Security?

Our residences are monitored by a 24-hour security service and run by an Access Control Operation. CCTV cameras are installed for surveillance of communal areas. The cost for security and maintenance (CAM: Communal Area Maintenance) are included in the monthly levies of 20 THB / SQM Build Area payable yearly in advance.

What is the size of the swimming pool?

Each property features a different sized swimming pool ranging from 3 x 3 meters for the suite, 7 x 3 meters for the one bedroom, 8-12 x 3-15 for the four and five-bedroom villas.
Customization services for pool size are also available: Kindly contact our dedicated sales team for further details.

Financing Your Investment

Bank loan for Thai Nationals or investors married to Thai citizens

Kindly note that KASA is currently in partnership with a legal firm, Juslaws & Consult, as well as local banks in order to provide assistance to Thai investors and foreign investors who are espoused to Thai nationals.

Bank loan for foreigners

Due to unattractive bank fees (±6 to 10% p.a.) and the complex and extensive procedures for a foreigner to secure a loan in Thailand, we strongly encourage our investors to contact their local banks and avoid securing any loans (95% of all our investors invest with cash). Kindly note that KASA has crafted products valued at only 7.9 million baht, enabling our investors to purchase developments without the need for a bank loan.

How can I mortgage my property?

KASA does not provide any mortgaging services.

Advantages of paying upfront?

Paying upfront would allow you to reserve the property, an assurance provided by KASA. The biggest advantage of paying upfront for an off-plan project is that it can result in considerable savings, especially when it comes to covering the costs of materials used in the construction process.

How flexible are you with the payment schedule (eg: monthly installments)?

KASA has crafted a payment schedule that’s split over two years, corresponding to the foreign investors’ financial situation. This will secure their purchase as land transfer is made in the early stages of the purchase journey. If you need to customize your payment schedule, kindly ask your dedicated sales expert.

What is the rate of capital gain tax or other taxes incurred when selling a property?

There will be NO tax imposed upon your initial investment, however a tax rate of 15% shall be taxed on capital gained. In addition, KASA collaborates with Thai accountants to reduce your listed capital gain, in order to reduce unnecessary taxation.

For both types of ownerships, do I have to open a bank account in Thailand?

KASA’s partner, Juslaws & Consult, takes care of all the legal documents, including setting up your bank account in Thailand (expenses included in our pricing).

Facilities

How far are the villas from the beach?

All villas are less than one kilometer away from the beach.

What are the amenities offered by KASA?

Amenities offered by KASA include a state-of-the-art gym, an in-residence transport shuttle, a first-class restaurant and lounge bar, a wellness spa, a convenience store, a 24-hour concierge & security service as well as an airport to city transport shuttle.

Is the project gated?

All KASA properties are gated.

Security & CCTV?

Our residences are monitored by a 24-hour security service and Controlled by an Access Control Operation.CCTV cameras are installed for surveillance of communal areas.
To be thorough, security services also include nightly patrols and regular property inspections.

Shuttle to the airport & city?

All projects provide a transport shuttle to the city and to the airport.

How does one rent a means of transport?

There are various car hire services available at the airport itself but other options for car, motorbike or taxi hire are easily available across the island. Our team in Samui will readily assist you with this.

Who is in charge of maintenance of the properties? What services are covered?

We have an operational team taking charge of maintenance services in each of our developments. Services include:

  • House and pool cleaning services
  • Gardening services
  • Security services
  • Water and electricity supply services
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