Property Management Pricing in Koh Samui

Our Pricing Philosophy

Same team and tools — the difference is scope. Rental commission plus a monthly property support fee on Host, Manager and Ultimate. No setup fees on most contracts.

Rates for new or renewed agreements, confirmed in your written quote. Existing owners keep their signed terms until an amendment or renewal is agreed.

Management Commission Structure

RatePilot is part of Jordi-designed HostPilotPro and is operational across Host, Manager and Ultimate. Your manager reviews the pricing strategy.

Gross Rental Revenue is the amount the booking platform, channel or payment processor actually pays out, after its own commission and fees have been deducted. Not the headline booking price.

Agent

10% of Gross Rental Revenue

Listing and marketing only.

• Listing across channels
• Marketing & channel exposure
• Enquiry handling
• You keep guest care and operations
• Listing and marketing only — you keep operations

AI-staged service illustration

A villa is booked at a listed price of THB 10,000. The platform charges a 15% channel commission of THB 1,500 and pays out THB 8,500. On the Manager package, the management fee is 20% of THB 8,500 — THB 1,700. It is not 20% of the THB 10,000 listed price.

Commission is earned only on completed bookings and only on payouts actually received. Cancelled bookings carry no commission. Platform fees are charged directly by the platforms and sit outside our rates.

Bookings of 2 months or longer: the management fee is reduced to 10%, unless the booking is taken at short-term-rental pricing. Bookings of 12 months or longer: reduced to 8%.

Monthly Property Support Fee

Host 15%: THB 3,000/month. Manager 20%: THB 2,500/month. Ultimate 25%: THB 1,750/month. Separate from rental commission.

Covers ongoing software, administration and operational readiness, including months without bookings. Paid recurring services reduce support on Host and Manager; Ultimate support stays fixed. Prepayment discounts apply only to services. Upfront totals include support for the whole period.

Host and Manager receive THB 250 support credit per paid fixed monthly service, capped at three services (THB 750). Usage-priced housekeeping, laundry, and package inclusions do not qualify. Ultimate support remains THB 1,750.

Rates for new or renewed agreements, confirmed in your written quote. Existing owners keep their signed terms until an amendment or renewal is agreed.

What's Included vs. What's an Add-On?

Included and never charged separately: turnover cleaning, standard laundry and the welcome pack. Ultimate also pays no coordination fee on third-party vendors you engaged directly.

Bed linen (sheets, pillowcases, duvet covers) and bath linen (bath towels, hand towels, face towels, bath mats) — per bedroom to guest capacity, per turnover.

Excluded and billed per item: cushion fabric, curtains, sofa throws, upholstery, staff uniforms, kitchen linen, and beach or pool towels beyond one standard set per bedroom.

Not included at any tier: pool maintenance, garden and landscaping, pest control, air-conditioning servicing, general maintenance, repairs, replacement parts, utilities and waste collection.

Public liability insurance is carried by MPS on Manager and Ultimate. On Host, the owner is solely responsible for their own liability and property cover. MPS is not an insurer and assumes no insurance risk.

Is Professional Management Worth the Cost in Koh Samui?

Your result depends on the villa, demand, room rates, channel fees and actual operating costs. We review your property before making a projection. A management percentage is not your total operating cost or a guaranteed return.

Our own team and our own vendors: charged at our rates, with no mark-up at all and no coordination fee, ever. That is what most owners are billed for, and it does not change with your package.

A vendor you chose yourself, which we then administer — paying the invoice, supervising on site, checking the work, liaising with them and handling disputes — is billed at the vendor's invoice cost plus a coordination fee. On Ultimate there is no coordination fee: the invoice is passed through at cost. On Manager and below it is capped at 15% of the vendor invoice and is typically 0-10%, set by how much we actually do: 0% for routine bill payment, up to 10% with on-site supervision, up to 15% with regular quality control and dispute handling. The rate applied is disclosed on every monthly statement.

What Factors Affect the Cost of Property Management in Koh Samui?

Villa Size & Complexity

Bedrooms, pool size, garden, equipment and guest capacity affect the property care quote.

Occupancy Goal

Short stays and longer rentals involve different turnover patterns. The agreement defines the applicable management fees.

Location on Koh Samui

We review travel, access and service requirements during the site visit.

Services Selected

Fixed monthly services are quoted separately. Bundle savings are 8% for three or four paid fixed monthly services and 12% for five or more. Service prepayment savings are 7% for six months and 15% for twelve months. Package service savings are 5% for Manager and 10% for Ultimate; combined service discounts are capped at 30%. These discounts do not reduce rental commission, support fees, usage-priced turnovers, or package inclusions.

View the current service calculator

Frequently Asked Questions

How are statements and payouts handled?

Monthly owner payouts are processed from the 6th to the 10th for the previous month, on funds received and cleared. Bank arrival times may vary. Your statement explains income, fees and costs.

You have 14 days from a statement being made available to raise a written objection. After that the statement is deemed final and binding, except for manifest error or fraud.

Can I cancel?

Management agreements are offered for 6 or 12 months. Give 45 days of written notice for non-renewal. Early termination and any charges follow your signed agreement. Existing signed terms remain in force until an agreed amendment or renewal.

Cancelling an individual recurring service (pool, garden, pest, waste, laundry): 30 days' notice. That is a service cancellation only — it does not end the management agreement.

What is the agreement term?

Management agreements are offered for 6 or 12 months. Give 45 days of written notice for non-renewal. Early termination and any charges follow your signed agreement. Existing signed terms remain in force until an agreed amendment or renewal.

Are existing owners affected?

Rates for new or renewed agreements, confirmed in your written quote. Existing owners keep their signed terms until an amendment or renewal is agreed.

Get a Personalised Cost Projection for Your Koh Samui Villa

Tell us about your villa. Our team will visit, review its requirements and prepare a written proposal.