How we picked these five
These are the five most recent owner transitions to Mr Property Siam (October 2025 through February 2026) that have completed a full 12-month performance cycle as of June 2026. We didn't pick the best ones. We included one where the upside was small and we said so upfront. Owner names, exact addresses, and identifying photographs are withheld to protect privacy — but every number is real, taken from Hostaway booking data and our owner statements, and any current MPS owner is welcome to verify in person at our Bo Phut office.
Tax-affected owner net figures are shown after our 20% Manager-tier fee, all OTA commissions, cleaning costs charged to the villa, and Thai 7% VAT on management fees (where applicable from May 2026). Numbers exclude debt service, owner-stay imputed cost, and any capital appreciation.
Before
| 12-month gross revenue | ฿3.42M |
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| Occupancy (annual) | 41% |
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| ADR (peak / low) | ฿18,500 / ฿8,200 |
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| Channels | Airbnb only |
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| Direct bookings | 0% |
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After 12 months with MPS
| 12-month gross revenue | ฿4.71M (+38%) |
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| Occupancy (annual) | 63% (+22pp) |
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| ADR (peak / low) | ฿21,800 / ฿9,400 |
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| Channels | Airbnb, Booking, Vrbo, direct |
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| Direct bookings | 19% |
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Owner net (after 20% MPS fee, OTA commissions, all costs): +฿830,000 / year
What we actually did
Re-shot the photography with sunset interior light, rewrote the Airbnb listing for the Bophut family-trip buyer, opened Booking.com and Vrbo, applied weekday dynamic pricing in shoulder months, and added direct-book conversion on the MPS site. Trimmed two redundant gardening contracts. Photography paid back inside 14 weeks.
“We didn't change the villa — we changed who saw it and what they paid. Direct bookings now save the owner roughly ฿180k/year that used to go to OTA service fees on the guest side and platform commission on his.”— Mr Property Siam team
Before
| 12-month gross revenue | ฿6.20M |
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| Occupancy (annual) | 55% |
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| Owner net after agent fee | ฿4.05M |
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| Agent commission | 25% + ฿8k/mo marketing |
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| Direct bookings | <3% |
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After 12 months with MPS
| 12-month gross revenue | ฿7.34M (+18%) |
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| Occupancy (annual) | 68% (+13pp) |
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| Owner net after MPS fee | ฿5.31M (+฿1.26M) |
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| MPS commission | 20% all-in |
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| Direct bookings | 24% |
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Owner net delta: +฿1.26M / year (combination of lower fee, higher gross, and direct-book mix)
What we actually did
Repositioned the villa from generic luxury to 'wedding & milestone retreat' — added wedding/elopement landing page, structured rates around 4-night minimums in peak, partnered with two local wedding planners for referral commission split. Onboarded private chef and pre-arrival grocery service as paid add-ons (~฿180k/year incremental owner revenue). Same staff, same villa.
“The villa was already great. The story it was telling on OTAs was generic. We changed the story, raised the floor on minimum stay, and the right kind of guest started booking.”— Mr Property Siam team
Before
| 12-month gross revenue | ฿2.18M |
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| Occupancy (annual) | 58% |
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| ADR (peak / low) | ฿11,200 / ฿5,800 |
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| Owner annual net | ฿620k (after debt service) |
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| Major repair backlog | ฿380k deferred |
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After 12 months with MPS
| 12-month gross revenue | ฿2.71M (+24%) |
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| Occupancy (annual) | 67% (+9pp) |
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| ADR (peak / low) | ฿12,100 / ฿6,400 |
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| Owner annual net | ฿905k after fee, before debt |
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| Refresh CapEx | ฿420k in month 1, fully funded by year 1 uplift |
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Net annual uplift: +฿285k. Plus the villa is now repaired and revalued.
What we actually did
Front-loaded a one-time ฿420k refresh — re-paint, new linens, new outdoor furniture, replaced aircons. Re-shot. Repositioned as 'best value pool villa for couples and small families.' Raised low-season ADR slightly, raised peak by 12%. Cleaned up review responses and recovered Superhost. The capex was funded by the uplift in the first 11 months.
“Some villas don't need a new strategy — they need ฿400k of obvious basics done in three weeks. Then the numbers work themselves out.”— Mr Property Siam team
Before
| Baseline assumption (other agents) | ฿3.6M projected |
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| Baseline occupancy assumption | 50-55% |
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| Setup time projected | 60-90 days |
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After 12 months with MPS
| Actual 12-month gross | ฿4.85M |
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| Actual occupancy | 64% |
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| Setup to first booking | 23 days |
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| Owner net after MPS fee | ฿3.45M |
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| Repeat-guest rate | 11% |
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Performance vs. typical Koh Samui mid-tier agent projection: +฿850k in year one.
What we actually did
Took the Phuket playbook (which we'd already built with this owner) and applied the Samui-specific layer: local guidebook content, Bophut-area partnerships, in-person greeting protocol, Songkran block. Re-used her brand voice across both villas. Same owner portal, single monthly report covering both properties.
“When the operator already knows the owner, setup is 23 days instead of 90. That's our case for portfolio owners — one team, two villas, one report, less drama.”— Mr Property Siam team
Before
| 12-month gross revenue | ฿920k |
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| Occupancy (annual) | 62% |
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| Self-managed hours/week | 8-10 (owner-managed remotely) |
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| Owner net after costs | ฿540k |
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After 12 months with MPS
| 12-month gross revenue | ฿1.05M (+14%) |
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| Occupancy (annual) | 70% (+8pp) |
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| Self-managed hours/week | 0 |
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| Owner net after MPS fee | ฿585k (+฿45k) |
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Net delta is small: +฿45k. But owner reclaimed ~400 hours/year of admin. For owners under 2BR, the case is time and stress more than money.
What we actually did
Marginal pricing improvements, multi-channel listing, in-person greet. We told this owner upfront that the financial uplift would be modest. She signed for the time saved and the peace of mind — not the cash. We don't take on every villa: smaller properties only make sense if the owner values their time recovered.
“Not every owner should hire us. For villas under 2 bedrooms, the honest case is hours back, not cash up. We say so.”— Mr Property Siam team
Method & sources
Revenue figures are pulled directly from Hostaway booking data for each villa, reconciled monthly to bank statements in our owner reports. Occupancy is calculated as paid-booking nights divided by total available nights, excluding owner-blocked dates. ADR is gross of OTA fees, net of cleaning. "Owner net" is gross revenue minus our management fee, OTA commissions, cleaning costs charged to the villa, utilities not recovered from guests, pool/garden contracts, and any agreed marketing reserves. Year-on-year comparisons use rolling 12-month windows, not calendar years, to remove seasonality from the comparison.
Want to see the workings for any specific case in detail? Owners or qualified buyers can request a redacted owner-statement copy by emailing info@mrpropertysiam.com and stating which case ID interests you.