Costs
Thirty years of cost, published. Budget for it.
The estate fee with its 30-year schedule, the sinking fund, the villa-level running costs, Land & Building Tax, and the lease-registration cost stack — who pays what.
The estate fee
| Type | Monthly (year 1) | Year 30 (3.5% CPI) | Total over term |
|---|---|---|---|
| Rock | ฿28,000 | ฿75,930 | ≈ ฿17M |
| Pine | ฿40,000 | ฿108,480 | ≈ ฿25M |
| Ridge | ฿54,000 | ฿146,440 | ≈ ฿33M |
CPI-linked, capped at 5% a year. Over the full 30-year term a Rock villa pays roughly ฿17M at 3.5% inflation — about ฿22M if the cap is hit every year. This figure is on every villa page.
The first-year estate budget — the fee is derived from this
| Security — 3 shifts, 24 h, gatehouse + patrol | ฿2,760,000 |
| Common landscape & grounds | ฿1,080,000 |
| Sala, lap pool, gym room, beach path & steps | ฿480,000 |
| Common electricity & water | ฿600,000 |
| Roads, drainage, lighting — maintenance | ฿360,000 |
| Estate management fee (Sonhin House) | ฿900,000 |
| Common-property insurance | ฿240,000 |
| Admin, audit, legal | ฿300,000 |
| Contingency | ฿480,000 |
| Total | ≈ ฿7,200,000 |
Against: the villa fees collect ฿7,992,000 a year. The small surplus goes to the contingency line. The launch fee is set to the real first-year cost — not below it to raise later.
The sinking fund — one-off at hand-over
- Rock฿350,000
- Pine฿480,000
- Ridge฿650,000
Held for: the access road resurfacing (≈ years 10 and 20), the pump station and transformer, the retaining-wall biennial inspection, the beach steps rebuild, the lap-pool re-lining, the slope-stability survey every 2 years.
Land & Building Tax — the bands, and three worked figures
| Appraised value | Rate |
|---|---|
| up to ฿50,000,000 appraised | 0.02% |
| ฿50–75,000,000 | 0.03% |
| ฿75–100,000,000 | 0.05% |
| above ฿100,000,000 | 0.10% |
| Villa | Price | ≈ Appraised | Annual tax |
|---|---|---|---|
| 10 | ฿54,000,000 | ฿36,000,000 | ≈ ฿7,200 |
| 04 | ฿92,000,000 | ฿62,000,000 | ≈ ฿18,600 |
| 03 | ฿186,000,000 | ฿125,000,000 | ≈ ฿125,000 |
The rate is lower — often exempt to ฿50M — where the property is the possessor registered principal residence and they are on the house-registration book. A foreign lessee usually is not, so these figures assume the standard residential rate. You pay this, as the person in possession.
Lease-registration cost stack — at the Land Office, who pays
| Item | Rate | Paid by |
|---|---|---|
| Lease registration fee | 1% of the rent stated in the registered lease (our lease states the price as prepaid rent + ฿100/yr nominal, so 1% of the price) | buyer |
| Lease stamp duty | 0.1% of the same | buyer |
| Superficies registration fee | ฿1,100 flat | buyer |
| Conveyancing / juristic-act handling | ฿25,000 flat (fictional) | buyer |
| Fund-remittance (FET) documentation | ฿6,500 flat (fictional) | buyer |
| The reduced 0.01% transfer / mortgage fee | does not apply — that measure covers freehold unit transfers ≤ ฿7M, not a villa lease (current to 31 Dec 2026; verify at deploy) | — |
Worked: 10 (฿54,000,000) → ≈ ฿626,600 · 04 (฿92,000,000) → ≈ ฿1,044,600 · 06 (฿172,000,000) → ≈ ฿1,924,600. All on the buyer.
Payment schedule (off-plan villa)
- Reservation deposit ฿1,000,000 — holds the villa 30 days; refundable if due diligence raises an issue we cannot resolve฿1,000,000
- Lease & construction agreement signed, within 30 days25% of price
- Construction milestones — foundation & retaining walls / structure & roof / MEP & envelope / fit-out (12.5% each)+50%
- Completion & lease registration at the Land Officebalance 25%
All pre-completion payments go into a project escrow account under the Escrow Act B.E. 2551. Sonhin offers escrow as standard here (not optional as at a condo launch); the fee (~0.2% of contract value) is split 50/50. The plot is delivered to your lease free of any mortgage.
as of 31 August 2026 · stamped, not live.