THE AREA
MAP
Explore a massive open world
Where it rents, where it is good to live, and where the next Bang Tao is going up.
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LAYAN · BANG TAO
Phuket real estate · 07°53′N 98°23′E
i buy heremyself
A villa by the sea and four rental units. This year, my own money.
Free
Viktoria ShimanovichHANDLES EVERY CLIENT HERSELF
24 yearsin property, the fifth of them on the island
1000+deals over her career, around 40 of them last year
5 propertiesbought for herself last year, not for clients
6 areasmapped by life scenario
EXPLORE THE ISLAND
The fork is simple. Move here, come for holidays, or put the money to work. Everything after that follows from the answer: which area, which kind of property, and whether the maths works at all.
THE AREA
Live it,
don’t just own it
Live the dream
Loud Patong or quiet Rawai. We pick the area around how you actually spend a Tuesday, not around a brochure.
MONEY AT
WORK
Endless possibilities
Rental, resale, developer instalments. All three go through the calculator before anyone promises you a yield.
→Your guide
VIKTORIA
SHIMANOVICH
Twenty-four years in property and more than a thousand deals. This is her fifth year on Phuket with her family, and all four children go to local schools. Last year she closed around forty deals on the island and bought five properties for herself: a villa by the sea and four investment apartments in the south and in Bang Tao. What she knows about the island does not come from developer decks.
CREATE MEMORIES CO., LTD · REGISTERED IN THAILAND · WE WORK FROM THE ISLAND, NOT REMOTELY
Mission 03 · Investment calculator
RUN THE NUMBERS
FIRST
Run the numbers before you buy
Three inputs and the income model appears. Every rate inside it, yield, occupancy, growth, is labelled as an assumption. The formula is the part worth arguing about.
18M ฿
3M ฿60M ฿
Scenario
Horizon
Model assumptions: 7% gross yield, 70% occupancy, 6% annual appreciation, 20% management fee. Treat it as a first pass. The real figures get calculated on the actual property, and they move.
Preliminary model
SCENARIO: RENTAL
Net income / year
·Value in 5 years
·Total return
·
Full model on WhatsAppPDF · 12 pages · free→
Inside: purchase taxes and fees, what it really costs to run, two alternative areas side by side, and how you would get out of it later.
The manual part
The calculator gives you the frame. The real numbers come one property at a time: what the developer contract actually says, how full the neighbours’ units really are, taxes, running costs.
Contract
Real occupancy
Taxes
Safehouses · Catalogue
VETTED PROPERTIES
World map
PICK YOUR
ZONE
Six zones. Different economics, different pace of life, and people who would never swap one for another. The map tours them on its own, or you can jump straight to yours.
Side quests · Three ways in
GET THE GOODS
BEFORE YOU TALK TO US
Three reasons to get in touch, depending on where you are: still browsing, already shortlisting, or deep in a spreadsheet. All three land in the same WhatsApp. Only the opening message differs.
01PDF · 2 MIN
40 questions before you sign
The list we use ourselves
We put these to developers before you ever meet one. Print it, walk into the meeting without us, and watch which questions make people uncomfortable.
- /12 questions on land and title
- /9 on escrow and the payment schedule
- /7 on the management company
Get the checklist ↓
We ask for: name + WhatsApp
02PRIVATE DATABASE
Vetted property catalogue
Including what we rejected
Everything in here passed our checks on title, on the developer’s track record, on real occupancy. The ones that failed are in there too, with the reason we walked away.
- /A yield model on every card
- /The stop list: who we won’t sell
- /Updated weekly
Open the catalogue →
We ask for: WhatsApp + budget
03PERSONAL
Your full model on WhatsApp
Built from your own numbers
Where the calculator stops, this picks up. Your budget and scenario turn into a 12-page PDF: taxes, real running costs, and two areas you probably were not considering.
- /Purchase taxes and fees
- /A comparison against two areas
- /An exit timeline
Calculate and get it →
We ask for: budget + scenario + WhatsApp
Don’t pick one, take all three
I’ll send the checklist, the catalogue access and a model for your budget in one message. You get me, not a call centre.
Side stories · Client stories
WHAT NEARLY
WENT WRONG
Four deals, four forks in the road
Every one of these four deals had a fork where money could have been lost. The figures are the ones we ran at the time of the deal.
PLACEHOLDER COPY AND FIGURES, TO BE REPLACED WITH REAL REVIEWS
FAQ · Law and taxes
WHAT PEOPLE ASK BEFORE SIGNING
Can a foreigner own property on Phuket?
Yes, though condos and land work differently. Apartments inside the freehold quota go straight into a foreigner’s name; land and villas go through leasehold or a Thai company. We work through your case before any deposit and show both routes with the risks attached.
What is a Chanote and why does it matter?
A Chanote is the strongest land title in Thailand, with surveyed boundaries. We check the title before we show you anything. No Chanote, no place in the shortlist.
What taxes and costs will I pay?
On purchase: transfer fee, stamp duty and specific business tax; while owning: utilities and management. The full list with figures for your property is in the PDF model.
Who manages the rental after purchase?
Either the developer’s management company or our team. We compare both sets of terms and show you the difference in net yield, which is rarely what the promised percentage suggests.
How long does a deal take?
From two weeks to about six weeks, depending on the property’s stage and the payment method. The schedule and exact dates are put in writing before we start.