+66 82 172 7607
Thailand Real Estate · Structure & Control
You already own property in Poland
Now you want something that works in dollars — and doesn’t depend on the Polish market
Now you want something that works in dollars — and doesn’t depend on the Polish market
Phuket is the market in Southeast Asia where a foreigner can own a freehold condominium registered directly in their name — with title deed, inheritance rights, and USD rental income.
Phuket VS Spain
Why Phuket — and not Spain or Portugal
Here is what the numbers actually show.
Lower entry price. Higher yield. Harder currency. Legally defined ownership structure — with no requirement for a local partner or nominee.
The comparison isn’t about preference. It’s about what the asset actually does for your capital over seven years.
The comparison isn’t about preference. It’s about what the asset actually does for your capital over seven years.
What you actually own
Foreign buyers can legally own condominiums in Thailand in freehold
The unit is registered directly in your name at the Land Department — the Thai equivalent of a government property registry. You receive a title deed, known as a Chanote. This is the highest form of property title in Thailand.
This structure is used by buyers from Germany, the UK, the United States, and Australia — markets where property ownership standards are among the highest in the world. It is not a new or experimental arrangement. It has been in use for decades and is protected by the Thai Condominium Act.
- The unit is registered in your name at the Land Department
- Ownership is protected by a title deed (Chanote)
- You can resell or rent the property at any time
- The property can be inherited regardless of ownership form
- No Thai national is required to be on the title
This structure is used by buyers from Germany, the UK, the United States, and Australia — markets where property ownership standards are among the highest in the world. It is not a new or experimental arrangement. It has been in use for decades and is protected by the Thai Condominium Act.
Other structures exist — leasehold and company-based ownership. They are not always appropriate and require careful legal evaluation.
“
Before discussing returns, ownership must be clear and legally sound.
How it works
The entire purchase can be completed remotely
- Unit selectionYou select the unit based on your goal and criteria — not based on what the developer wants to sell. We filter the market before presenting options.
Remote · 1−2 weeks - Reservation with the developerThe reservation is made directly with the developer. A reservation agreement is issued in your name. This locks the unit and price.
Direct with developer - Contract review & signingContracts are issued in your name. We review the terms, flag anything unusual, and make sure the structure is legally sound before you sign.
Remote - Payment milestonesPayments are transferred directly to the developer according to a documented schedule. You receive confirmation at each stage. Funds never pass through an agent.
Direct · Documented - Handover & title registrationAt completion, we assist with unit inspection and title deed registration at the Land Department. Ownership is formally recorded in your name.
Via power of attorney - Post-purchase supportRental setup, management company selection, and ongoing contact for future decisions. This is not a one-time transaction. It is a structured process with continuity.
Ongoing
The investment logic
How the investment works
Returns come from 3 phases. Most buyers only plan for one.
Phase 1 — Entry
During construction — below completed market price
Off-plan pricing in Phuket is structured around construction milestones. You enter at a price that is typically 20−35% below what the same unit will trade for on the secondary market at handover.
Payment is staged across the construction period — not paid in full upfront. A typical structure is 30% on reservation and contract, with the remaining 70% paid in installments tied to construction progress. This means a significant portion of your capital stays liquid while the asset is appreciating.
Entry budget: from $ 120,000
Off-plan pricing in Phuket is structured around construction milestones. You enter at a price that is typically 20−35% below what the same unit will trade for on the secondary market at handover.
Payment is staged across the construction period — not paid in full upfront. A typical structure is 30% on reservation and contract, with the remaining 70% paid in installments tied to construction progress. This means a significant portion of your capital stays liquid while the asset is appreciating.
Entry budget: from $ 120,000
Phase 2 — Rental income
During the hold period — income in USD
Once completed, the unit is placed under manage. This is not a passive hope — it is a contracted arrangement. The management company handles bookings, maintenance, and guest operations. You receive net income, typically quarterly, directly to your bank account.
Verified net yields on managed units in Phuket: 7−9% annually in USD.
On a $ 150,000 entry: $ 10,500−13,500 per year in net rental income.
This is the phase most buyers underestimate. It is also where the compounding happens. A 5−7 year hold at 7−9% net, combined with capital growth at entry, is what makes the structure work — not a single exit event.
Once completed, the unit is placed under manage. This is not a passive hope — it is a contracted arrangement. The management company handles bookings, maintenance, and guest operations. You receive net income, typically quarterly, directly to your bank account.
Verified net yields on managed units in Phuket: 7−9% annually in USD.
On a $ 150,000 entry: $ 10,500−13,500 per year in net rental income.
This is the phase most buyers underestimate. It is also where the compounding happens. A 5−7 year hold at 7−9% net, combined with capital growth at entry, is what makes the structure work — not a single exit event.
Phase 3 — Exit
When the market has developed further — not immediately
Phuket is not a quick-flip market. Buyers who enter expecting to resell in 12–24 months typically find limited liquidity and compress their returns. This is not a flaw in the market — it is a known characteristic that shapes how the investment should be structured from day one.
Liquidity improves as more projects complete, more owners enter the secondary market, and buyer demand broadens. Historically, buyers who entered during construction and held through the rental phase have exited at 20–35% above their original entry price.
Exit timing is a strategic decision, not a default. We model it at entry — not after the fact.
Phuket is not a quick-flip market. Buyers who enter expecting to resell in 12–24 months typically find limited liquidity and compress their returns. This is not a flaw in the market — it is a known characteristic that shapes how the investment should be structured from day one.
Liquidity improves as more projects complete, more owners enter the secondary market, and buyer demand broadens. Historically, buyers who entered during construction and held through the rental phase have exited at 20–35% above their original entry price.
Exit timing is a strategic decision, not a default. We model it at entry — not after the fact.
“
If the numbers don’t work for your situation, we will tell you directly. We would rather lose a deal than put you in the wrong asset.
FAQ
Questions we hear from Polish buyers
Specific answers to the questions that actually matter.
Q:
Do I need to declare this property and rental income in Poland?
MERU Estate:
Yes. Rental income earned in Thailand is subject to Polish tax law. Poland and Thailand nt in Poland?eans you are not taxed twice on the same income — but you are required to declare foreign-source income in Poland. This is a solvable question — not a reason to avoid the investment.
Q:
How does the rental income actually get to my account in Poland?
MERU Estate:
The management company distributes net rental income directly to your bank account — typically quarterly. You can receive it in USD or EUR, depending on your banking setup. The funds come from the management company, not through any intermediary or escrow structure.
There is no requirement to keep the income in Thailand or convert it to Thai baht before transfer.
There is no requirement to keep the income in Thailand or convert it to Thai baht before transfer.
Q:
What if the developer doesn’t deliver the project?
MERU Estate:
This is the right question to ask — and it is exactly why developer verification is the first step in our process, not an afterthought.
We only present projects from developers who have delivered completed projects before. We verify company registration documents, land ownership, and construction permits before recommending any project. If any of these are missing or unclear, we do not proceed.
We only present projects from developers who have delivered completed projects before. We verify company registration documents, land ownership, and construction permits before recommending any project. If any of these are missing or unclear, we do not proceed.
Q:
Can I use the property myself — not just rent it out?
MERU Estate:
Yes. Most management arrangements include a personal-use allowance — typically 30–60 days per year depending on the contract. You can stay in the unit during that period, and it is excluded from the rental pool for those dates.
If personal use is a priority alongside rental income, this affects which projects and unit formats we recommend. It is a relevant variable — not a complication.
If personal use is a priority alongside rental income, this affects which projects and unit formats we recommend. It is a relevant variable — not a complication.
Who you're working with
Not an agency.
An advisory firm.
An advisory firm.
Before you get on a call, it’s reasonable to want to know who’s on the other side — and more importantly, how they make money and whether their interests are actually aligned with yours
“
We help investors enter projects at the right price, generate rental income during the hold period, and exit with a profit. That’s the full cycle — and it’s what we optimize for, not the transaction itself.
Denis Rochniak, who founded Meru Estate, lives in Phuket and holds his own investment portfolio here — the same types of projects, the same management companies, the same market conditions. This is not a theoretical exercise. When he recommends a project, he’s recommending something he’d buy himself.
Our clients are from all over the globe including the US, Canada, UK, Australia, Singapore, UAE, Germany, and Japan. Some are building passive income streams. Some are diversifying capital outside their home market. Some want a place they can actually use. The conversation adapts to the goal.
- 15 years in real estate investments
- $ 81,000,000in total sales volume over 3 years
- 300+ clients from 27 countries
- working on real estate market of Phuket, Pattaya and Bangkok
Our clients are from all over the globe including the US, Canada, UK, Australia, Singapore, UAE, Germany, and Japan. Some are building passive income streams. Some are diversifying capital outside their home market. Some want a place they can actually use. The conversation adapts to the goal.
“
MERU Estate.
Clarity, not chaos.
The right property in Thailand.
What to do next
Next step. Understand the structure before you invest.
Start with structure — not with the project.
A 30-minute call with one of our Phuket investment advisors. We’ll understand your budget and objective, walk you through the relevant areas, and present 3−5 specific projects with full financial models — profit projections, payment schedule, exit scenarios.
If the numbers don’t work for your situation, we’ll tell you directly.
A 30-minute call with one of our Phuket investment advisors. We’ll understand your budget and objective, walk you through the relevant areas, and present 3−5 specific projects with full financial models — profit projections, payment schedule, exit scenarios.
If the numbers don’t work for your situation, we’ll tell you directly.