Local Expertise
A Koh Samui team of villa specialists who know every neighbourhood, from Chaweng Noi to Bang Por.
Effortless Ownership, Maximum Returns
Partner with Mr Property Siam to turn your Koh Samui villa into a high-performing asset — without the stress of day-to-day management.
Why Partner With Us?
We offer a comprehensive solution for stress-free ownership.
Technology-Led
Hostaway, Wheelhouse and Breezeway stacks for real-time pricing, bookings and maintenance.
Transparent Finances
Per-booking invoices and a live balance sheet — no surprises, ever.
Five-Star Guest Care
24/7 multilingual concierge that protects your reviews and your reputation.
Proven Track Record
Portfolio of luxury villas already generating strong, consistent returns for owners.
Dedicated Partnership
A single account owner for your villa — not a call centre.
Performance Boost Check
Find Your Villa's Hidden Potential
It's a quick, supportive health check for your villa business that helps you find hidden potential in just a few minutes — without any commitment.
What Villa Management Actually Looks Like
Most owners we meet have only a vague idea what a villa manager does. Here is the honest, day-by-day breakdown of what we run on your behalf — across over 80 villas on Koh Samui every single day.
Bookings & revenue
Eight OTA channels under one Hostaway calendar. Wheelhouse dynamic pricing reviewed weekly. Direct-booking funnel via this site. Cancellation handling, refund triage, dispute defence on Airbnb and Booking.com.
Guest experience
Pre-arrival messaging in the guest's language. In-person greeting at the villa — never a lockbox or key code. 24/7 WhatsApp line during stays. Concierge: airport transfers, chefs, massage, day trips, motorbikes.
Housekeeping
Trained team of seven on rotating turnovers. Linen and towel inventory tracked per villa. Mid-stay cleans on stays of 5+ nights. Photo-documented checklists in Breezeway every turnover.
Pool, garden, AC
Pool service twice weekly in dry season, three times during monsoon. Garden visits weekly. Quarterly AC deep-cleans. Termite, ants and gecko management on a fixed schedule.
Maintenance & emergencies
On-call electrician, plumber and pool tech with under-2-hour response on Samui. Approved-vendor list with pre-negotiated rates. Owner approval required on any spend above your set threshold (default 5,000 THB).
Owner reporting & tax
Monthly per-booking statement with every revenue line and every cost. Year-end pack ready for your accountant. We coordinate with Samui accounting firms on monthly VAT, withholding tax and TM.30 reporting.
Onboarding: From Contract to First Guest in 30 Days
A clear, predictable timeline. Every milestone has an owner you can call. Most villas go live with their first paying guest inside 30 days of contract signature.
Week 1
Contract & site survey
Management agreement signed. Adam visits the villa, walks through every room, lists every fix needed before launch, agrees pricing strategy with you.
Week 2
Photography & copy
Professional photoshoot scheduled and delivered. Listing copy written for each OTA's audience. Inventory inspected and topped up. Smart locks and Wi-Fi tested.
Week 3
Listings live
Eight OTA channels published and synced via Hostaway. Wheelhouse dynamic pricing seeded with comp set. First direct-booking page live on this site. First inspection cycle started.
Week 4
First guests
First arrivals greeted in person. Owner portal access delivered. First weekly performance email sent. Adam's direct line live on your villa.
Fees & What's Included
Three service levels, all on net rental income. No setup fees, no per-task surcharges, no hidden mark-ups on third-party invoices.
Our fee
A performance-based commission on net rental income (after OTA platform commissions). Three service levels:
- The Host (Standard) — 15% · Listing & reservations on all 8 OTA channels, manual seasonal rate management, 24/7 guest care, monthly owner statements. (Wheelhouse dynamic pricing is exclusive to the Ultimate tier.)
- Property Manager — 20% · Everything in The Host, plus housekeeping coordination, maintenance management, vendor oversight.
- Ultimate (All-Inclusive) — 25% · Everything in Property Manager, plus per-reservation turnover absorbed into the commission (cleaning, laundry, welcome pack no longer billed per booking).
VAT. Effective May 2026 all service fees are subject to 7% Thai VAT. We are VAT-registered (Tax ID 0845566025288) and issue compliant invoices monthly — recoverable for VAT-registered owners.
A 10% Agent finder-fee tier is also available for owners who self-manage operations.
No hidden costs. Recurring services (pool, garden, pest control, deep cleans, waste, utilities, repairs) are billed at supplier cost on your monthly statement — never marked up.
Full pricing breakdown → Run the ROI calculator → Real-numbers article →
Real-numbers breakdown: what villa management actually costs in Samui →
From Adam's Notebook
Why we won't quote you a yield without seeing the villa
Every villa management company on Samui will happily tell you that you'll earn 8% gross. Some will say 12%. The honest answer is: we don't know until we've walked through the property.
A 4-bed pool villa in Bophut with a sea view, modern interiors and a strong photo set will do 9–11% gross. The same 4-bed villa in Lipa Noi with a tired kitchen and weak Wi-Fi will do 4–6% — no matter who manages it. The variables that matter most are location, layout, photos and how new the interiors feel. Management can move occupancy 8–12 points and ADR 10–20%; it cannot turn a B-grade villa into an A-grade one.
If anyone gives you a yield number before they've seen your villa, walk away. We'll come visit, take an hour, then send you a written estimate with the comparable villas we used to build it.
Mini case study
A 4-bed Bophut villa, year one with us
A real owner, anonymised numbers. Took the villa over from a previous manager in late 2024. Same property, same furniture, mostly the same photos. The shift was operational.
Occupancy
52% → 71%
+19 points
ADR
$185 → $232
+25%
Gross revenue
+62%
year-on-year
Reviews
4.6 → 4.91
across all OTAs
Three things changed: we replaced the old photo set with a new shoot showing the villa at golden hour, we re-priced for actual demand instead of static seasonality, and every guest got a real welcome at the door rather than a code on a lockbox. None of it was magic — it was just operations.
Frequently Asked Questions
Answers to common questions from villa owners.
Can I still use my villa for personal stays?
Yes — block any dates you need directly through the Hostaway owner portal. Most owners block 4–6 weeks a year for their own use.
What OTAs do you list on?
Airbnb, Booking.com, Agoda, Expedia, Vrbo and Marriott Homes & Villas. Plus direct bookings via our own channel and returning guests.
How much does villa management cost on Koh Samui?
Performance-based: 15–25% of net rental income depending on villa size and service level. No setup fees for portfolio owners. All fees are subject to 7% Thai VAT (VAT-registered since May 2026). The fee is only paid on bookings we deliver — a clean alignment of incentives.
How long does onboarding take?
30 days from contract signature to first guest. Photography in week 1, listings live in week 2, dynamic pricing tuned in week 3, first arrivals from week 4.
Do you handle licensing and Thai tax?
We guide you through hotel licence applications, TM.30 reporting, monthly VAT and withholding tax. We work with two Samui accounting firms and can introduce you.
How and when do I get paid?
Monthly payouts on the 10th of each month, in THB to a Thai account or via Wise to your home currency. Each payout comes with a per-booking statement showing every revenue line and every cost.
How do I know my villa is being cared for?
Every clean, inspection and maintenance task is photo-documented via Breezeway and visible in your owner portal in real time — no need to ask, just open the app.
Can I switch managers if I'm already with someone else?
Yes — we run handover transitions about once a month. We honour any existing bookings on the calendar and take over operations from a clean date you choose. Most handovers complete inside 14 days.
What if my villa needs work before it can be listed?
We'll tell you honestly. After the site survey we send a written list of fixes that will affect bookings or reviews — with realistic costs. We don't take a mark-up on contractors.
How long is the contract?
Our standard term starts at 6 months. After the initial term we operate on a rolling basis with 45 days’ written notice from either side. If we fail to deliver on what we’ve promised — measurable items like response times, payout schedule, occupancy targets agreed in your onboarding — you can break the agreement earlier, without notice or penalty. We don’t lock owners in. If we’re not earning our fee, you should be free to leave.