Rental
The brochures say 7 to 9 per cent. Here is the arithmetic.
The optional Sonhin House programme: the 72/28 net split, the 60 owner-nights, and a worked net yield of about 3 to 4.5% after the split, costs and your own weeks — against the brochure 7 to 9%.
The split, plainly
Owner keeps 72% of the net rental income. Sonhin House keeps 28%.
"Net" = gross booking revenue less the direct costs of letting: booking-channel commission (~15% of gross), housekeeping and laundry, guest consumables, utilities used during let periods, extra maintenance and wear, and a 3% of gross FF&E reserve — together about 34–36% of gross. The estate fee, the Land & Building Tax and your building insurance are not deducted from the rental pool — you pay those whether you let the villa or not.
Owner use
Up to 60 nights per year. Of those, at most 21 nights in 20 Dec – 10 Jan (the peak), booked ≥ 90 days ahead. Owner-use nights carry the cleaning fee only. Enrolment is a 12-month term, 90-day exit notice, no lock-in beyond the current term.
Sonhin House actual track record (not a projection)
| Estate | Villas | Managed since | 2023 | 2024 |
|---|---|---|---|---|
| Baan Lang Kaew (Cherngtalay) | 9 | 2018 | 54% | 51% |
| Suan Yang (Rawai) | 6 | 2021 | 49% | 53% |
The worked yield — Villa 07 (Pine, ฿99,000,000), three scenarios
| Conservative | Mid | Optimistic | |
|---|---|---|---|
| Blended ADR | ฿34,000 | ฿38,000 | ฿44,000 |
| Occupancy | 50% | 55% | 60% |
| Gross rental / year | ฿6,205,000 | ฿7,632,000 | ฿9,636,000 |
| — direct letting costs | −฿2,172,000 | −฿2,671,000 | −฿3,276,000 |
| Net rental pool | ฿4,033,000 | ฿4,961,000 | ฿6,360,000 |
| — Sonhin House 28% | −฿1,129,000 | −฿1,389,000 | −฿1,781,000 |
| To the owner | ฿2,904,000 | ฿3,572,000 | ฿4,579,000 |
| Net rental yield on price | ≈ 3.0% | ≈ 3.6% | ≈ 4.5% |
| ...if the owner takes their full 60 peak-weighted nights | ≈ 2.5% | ≈ 3.0% | ≈ 3.8% |
Villa 07 (Pine, ฿99,000,000). Separately, the ownership carry — estate fee, Land & Building Tax, building insurance and the recoat reserve — is about 0.55% of price a year on a Pine villa, paid whether the villa is let or not.
Independent brokers quote 4–6% net for a managed west-coast villa. Our worked figures, after the split, a real FF&E reserve and your own weeks in the house, land between 3 and 4.5%. The brochure figure of 7–9% is the gross of a good year. There is no rental guarantee, and we would not trust one — a guarantee is paid out of your own purchase price until it stops.
as of 31 August 2026 · stamped, not live.