CANVAZ Palette rental yield in Phuket, without the marketing arithmetic
In shortA Phuket condominium in 2026 realistically returns 5–8% gross and 4–6% net after management, vacancy, common area fee and maintenance. On the most affordable CANVAZ Palette unit — ฿6,230,000 for 42.5 m² — a 5% net year is about ฿312,000, and the common area fee alone takes ฿41,760 of the gross.
5 facts about this
- Daily rental of a residential condominium requires a hotel licence in Thailand — monthly-plus letting is what these numbers assume
- Management typically takes 15–30% of gross on short stays, less on long leases
- Common area fee on a 42.5 m² unit: ฿3,400 a month from year one, rising to ฿4,250 from year five
- Cherng Talay competes with Bang Tao, Laguna and Layan for the same tenants — supply, not location, sets your rate
- No rental guarantee is published for this project — treat any promised return as unbacked until it is in the contract
Updated: · see the full cost of ownership
One unit, three scenarios
Unit 010318 · 1-bedroom · 42.5 m² · ฿6,230,000 — the cheapest apartment on the released list.
Conservative
4.0% gross
฿183,480net per year · 2.9%
gross ฿249,200 − CAM ฿40,800 − 10% vacancy & upkeep
Base case
5.5% gross
฿267,585net per year · 4.3%
gross ฿342,650 − CAM ฿40,800 − 10% vacancy & upkeep
Strong
7.0% gross
฿351,690net per year · 5.6%
gross ฿436,100 − CAM ฿40,800 − 10% vacancy & upkeep
Gross yield applied to the published price, then the common area fee and a 10% allowance for vacancy and maintenance are deducted. Management commission is not deducted twice — on a long lease it is usually one month’s rent a year, which is inside the 10%.
The demand side
What actually supports the rent here
- Boat Avenue, Porto de Phuket and Villa Market are all within four minutes — the everyday-life radius that long-stay tenants price in
- HeadStart International School is 1.4 km away, which is the difference between a three-month tenant and a three-year one
- Bang Tao Beach is a nine-minute drive: good enough for a long-stay tenant, not good enough to charge a beachfront rate
- Furnished handover means the unit can be listed the month it transfers, with no fit-out gap
Straight talk
Three ways this calculation goes wrong
- You count on daily rates. Without a hotel licence, sub-30-day letting is not legal for a residential condominium. Nightly-rate spreadsheets for this project are fiction.
- You forget the transfer-day bill. Sinking fund plus a year of common area fee lands before your first tenant does — on a 42.5 m² unit that is about ฿68,000.
- You assume 2028 rates equal 2026 rates. Cherng Talay has a lot of supply completing in the same window. Model your downside on rates 10–15% below today’s asking, not on today’s.