Harmony Life Oasis · Koh Samui
Rental financial model
How we calculate revenue, costs and the owner’s result across an estate of 53 sea-view villas. One methodology for everyone — the same cost lines, the same commission, quarterly reports. A forecast, not a guarantee.
The estate in numbers
Rental results are settled in a pooling model: villas of the same type form a shared pool and the group’s result is split equally between owners. A single gap in one calendar doesn’t burden one villa — you benefit from the stability of the whole group.
26
1 bedroom · standard
90 m², private pool · prices 6.0–6.2 M THB
10
1 bedroom · sea view
98 m², sea view · prices 7.2–7.5 M THB
3
2 bedrooms
189 m² · sold
5
3 bedrooms · standard
140–216 m² · sold
4
3 bedrooms + rooftop terrace
330 m² · sold
5
4 bedrooms
345 m², flagship type · price 16.9 M THB
How the owner’s result is built
Five steps, always in the same order. The operator’s commission is calculated on operating profit — after all operating costs, not on gross revenue.
Rental revenue
all bookings of the villas in the group
− Fixed costs
land lease, upkeep, estate services
− Variable costs 10.5%
OTA commissions 7.5% + renovation fund 3%
− Operator commission 20%
calculated on operating profit
= Owner’s result
split equally within the same villa type
Fixed costs — the full breakdown
Annual amounts per villa, in THB. Shared costs (housekeeping, laundry, utilities) are the villa’s share in the team serving the whole estate — across 53 villas they spread more favourably than on small projects. The land lease follows each villa’s own contract.
| THB / year | 1 bed standard | 1 bed sea view | 2 bed | 3 bed standard | 3 bed + terrace | 4 bed |
|---|---|---|---|---|---|---|
| Land lease (per villa contract) | 45,000–50,000 | 70,000 | ~80,000 | ~90,000 | ~110,000 | 120,000 |
| Villa upkeep — pool, garden, technical service | 27,000 | 28,000 | 39,000 | 42,000 | 55,000 | 58,000 |
| Housekeeping — share in the estate team | 42,000 | 42,000 | 66,000 | 72,000 | 84,000 | 90,000 |
| Laundry — share in the estate cost | 18,000 | 18,000 | 30,000 | 42,000 | 42,000 | 54,000 |
| Replenishing equipment — linen, towels, appliances | 20,000 | 20,000 | 32,000 | 44,000 | 44,000 | 56,000 |
| Cleaning supplies and pool chemicals | 30,000 | 30,000 | 35,000 | 35,000 | 38,000 | 40,000 |
| Property insurance | 12,000 | 14,000 | 17,000 | 20,000 | 25,000 | 30,000 |
| Internet, utilities and estate common areas | 24,000 | 24,000 | 24,000 | 24,000 | 24,000 | 24,000 |
| Total fixed costs (at average lease) | ≈ 219,000 | ≈ 246,000 | ≈ 323,000 | ≈ 369,000 | ≈ 422,000 | ≈ 472,000 |
| which is per month | ≈ 18,250 | ≈ 20,500 | ≈ 26,900 | ≈ 30,750 | ≈ 35,150 | ≈ 39,350 |
1 bed standard
1 bed sea view
2 bed
3 bed standard
3 bed + terrace
4 bed
Lease amounts for the 2- and 3-bedroom villas (sold) are estimates — the rate in each villa’s leasehold contract applies.
Six pooling groups. Results are shared only between villas of the same type: 1-bed standard (26 villas), 1-bed sea view (10), 2-bed (3), 3-bed standard (5), 3-bed with rooftop terrace (4) and 4-bed (5). A villa with a sea view or rooftop terrace earns within its own group — the higher purchase price goes hand in hand with higher nightly rates.
Variable costs and the renovation fund
They follow revenue directly, so they rise and fall with the season.
| Item | Rate |
|---|---|
| Booking platform commissions (OTA) | 7.5% of revenue |
| Renovation (replacement) fund | 3.0% of revenue |
| Total variable costs | 10.5% of revenue |
Why a renovation fund? A villa that still looks new after three seasons keeps its rates and its guest ratings. The fund is set aside from every revenue and spent exclusively on that villa and its equipment — it is part of the model, not an extra fee.
Sample annual settlement
Base scenario — the middle of the rate and occupancy ranges. Amounts in THB, per villa, before the owner’s taxes.
| THB / year | 1 bed standard | 1 bed sea view | 2 bed | 3 bed standard | 3 bed + terrace | 4 bed |
|---|---|---|---|---|---|---|
| Rental revenue | 1,240,000 | 1,574,000 | 2,349,000 | 2,409,000 | 2,988,000 | 3,903,000 |
| Fixed costs | −219,000 | −246,000 | −323,000 | −369,000 | −422,000 | −472,000 |
| Variable costs (10.5%) | −130,000 | −165,000 | −247,000 | −253,000 | −314,000 | −410,000 |
| Operating profit | 891,000 | 1,163,000 | 1,780,000 | 1,787,000 | 2,252,000 | 3,021,000 |
| Operator commission (20% of profit) | −178,000 | −233,000 | −356,000 | −357,000 | −450,000 | −604,000 |
| Owner’s result | 713,000 | 930,000 | 1,424,000 | 1,430,000 | 1,802,000 | 2,417,000 |
| Villa price (current offer) | 6–6.2 M THB | 7.2–7.5 M THB | sold | sold | sold | 16.9 M THB |
| Net return (base → upper) | 11.5% → 14.7% | 12.6% → 16% | per purchase price | per purchase price | per purchase price | 14.3% → 17.2% |
1 bed standard
1 bed sea view
2 bed
3 bed standard
3 bed + terrace
4 bed
The upper scenario assumes the top of the rate and occupancy ranges. For sold villas the percentage return depends on the individual purchase price.
Rate and occupancy assumptions
Nightly rates are anchored in the prices guests actually pay for comparable private-pool villas in the Choeng Mon / Plai Laem area — the full list of reference villas is below. Occupancy follows the island’s real seasonality. The high season makes the year: the four winter months generate the largest share of revenue.
| Villa type | High season · Dec–Mar | Mid season · Apr–Aug | Low season · Sep–Nov |
|---|---|---|---|
| 1 bedroom · standard | 5.5–7 · 80–90% | 4.5–5.5 · 55–70% | 3–4 · 35–50% |
| 1 bedroom · sea view | 7–9 · 80–90% | 5.5–7 · 55–70% | 4–5 · 35–50% |
| 2 bedrooms | 11–13 · 80–90% | 8.5–10 · 55–70% | 6–7.5 · 35–50% |
| 3 bedrooms · standard | 12–14 · 75–85% | 9–11 · 55–65% | 6.5–8 · 35–45% |
| 3 bedrooms + rooftop terrace | 15–18 · 75–85% | 11–13 · 55–65% | 8–10 · 35–45% |
| 4 bedrooms | 20–24 · 75–85% | 14–17 · 55–65% | 10–12 · 35–45% |
1 bedroom · standard
1 bedroom · sea view
2 bedrooms
3 bedrooms · standard
3 bedrooms + rooftop terrace
4 bedrooms
k THB / night · occupancy. Rate ranges are model assumptions — the final price list is set seasonally by the operator in response to demand.
Where the rates come from — real prices next door
None of these numbers is guesswork. These are the prices guests actually pay for private-pool villas in the Choeng Mon / Plai Laem area of Koh Samui — the same area where Oasis is being built. Read from Booking.com on 2 September 2026, searching for 2 guests, 5 nights: high season 10–15 January 2027, low season 11–16 October 2026. We quote the per-night price including taxes and current promotions.
| Villa (Booking.com) | Type | Size | High season | Low season |
|---|---|---|---|---|
| Sasitara Thai Villas | 1 bed | 60 m² | 3,960 | 2,460 |
| PS Thana Resort | 1 bed | 90 m² | 4,620 | 4,100 |
| Paradise Island Estate | 1 bed | 65 m² | 7,830 | 3,920 |
| Samui Blue Orchid | 1 bed | 150 m² | 7,860 | — |
| Tango Luxe Beach Villa | 1 bed | 80 m² | 9,130 | 4,860 |
| Samui Honey Tara | 2 bed | 185 m² | 7,720 | — |
| Sonata Koh Samui | 2 bed | 300 m² | 16,040 | 11,880 |
| NEW Private Pool 3BR Villa | 3 bed | — | 12,130 | 5,790 |
| Horizon Villas Samui | 3 bed | 282 m² | 13,620 | — |
| Valentine Village | 3 bed | 144 m² | 15,000 | 8,160 |
| The Beach Residence | 3 bed | 280 m² | 16,500 | 9,000 |
| Mai Tai Villa | 3 bed | 600 m² | 17,700 | 6,600 |
| Sunset Estates | 4 bed | 598 m² | 20,150 | — |
| Samui Bayside Luxury Villas | 4 bed | 350 m² | 23,290 | — |
| Royal Majestic Grand Thai Villa | 4 bed | 500 m² | 32,400 | 18,000 |
Sasitara Thai Villas
PS Thana Resort
Paradise Island Estate
Samui Blue Orchid
Tango Luxe Beach Villa
Samui Honey Tara
Sonata Koh Samui
NEW Private Pool 3BR Villa
Horizon Villas Samui
Valentine Village
The Beach Residence
Mai Tai Villa
Sunset Estates
Samui Bayside Luxury Villas
Royal Majestic Grand Thai Villa
Prices in THB per night. “—” means the property was not available for the sampled dates. We excluded 5★ resort villas (The Ritz-Carlton, SALA, Six Senses, Melati — 14–32k THB/night) as a different price product. A brand-new, European-standard villa defends the upper half of its type’s range.
The estate as a whole — the scale of the rental programme
Base scenario for all 53 villas. We show this because the estate’s scale is part of the model: one team, shared marketing and a real budget for maintaining the standard.
99 M
THB estate revenue per year
59 M
THB owners’ results combined
3 M
THB per year in villa renovation funds
15 M
THB operator remuneration (20% of profit)
What this model does not include
The owner’s taxes — they depend on the settlement form and tax residency, so we show the result before tax and recommend verification with an independent tax adviser. It also excludes purchase costs (leasehold registration, official fees) — you receive those in a statement before signing the contract.
Want the numbers for a specific villa?
We will prepare an individual calculation for your chosen villa — with its price, the land lease from its contract and the payment schedule.
Request a calculationThe values presented are indicative and forward-looking. Final results depend on seasonality, actual occupancy, pricing strategy and costs in a given year — they do not constitute a profit guarantee or an offer in the legal sense. Data as of September 2026, villa prices per the current offer panel.