KASA – The Leading Real Estate Developer in Koh Samui – Thailand
Our Unique Approach
Thailand Real Estate FAQ
KASA Development specializes in outstanding property development projects and exciting investment opportunities on the stunning, tropical island of Koh Samui. With access to the finest locations and a stellar reputation for quality villa design and construction, our goal is to help you find your own slice of paradise, by investing in profitable and well-crafted property.
KASA Development builds exclusive residences in the most sought- after locations in Koh Samui. Our projects appeal to those who recognize the value of distinctive positioning, the splendor of design and the importance of detail. Our inspiration lies in offering the most exquisite homes that complement the picturesque views and the serene surroundings of Koh Samui.
With a wide-ranging network of highly qualified staff ready to serve you, you can rest assured that KASA development will meet every requirement needed to source you a new home or investment opportunity. We are focused on our customers a 100% of the time, ensuring that all buyers are provided with personalized service and treated with the utmost respect and professionalism.
Set in northern Samui, at the heart of the prestigious neighborhood of Bophut, this project comprises of only 11 stylish sea-facing villas, epitomizing exclusivity at its best. Each villa has 275-500 sqm of floor space, comprising of 3-5 bedrooms on 1 or 2 levels. These villas come in five different layouts, each with their own air of western contemporary design. The facilities of the OZen residence include a 24-hour concierge and security. OZen residence project will complete in the 3rd quarter of 2018.
This stunning development is ideally located in Chaweng. Comprising of only 7 élite villas, this project offers buyers East-coast living at its absolute finest. Each villa has 315-200 sqm floor space, 3-6 bedrooms on 1 or 2 levels. The facilities of the project include a 24-hour concierge and security. OZen Hills project will complete in the 3rd quarter of 2018.
Placed beautifully amongst lush greens and only a short stroll from the beach, NAORI Residence provides a range of luxurious villas in the heart of the exclusive district of Chaweng Noi. Being in the more prominent and extravagant side of Koh Samui, NAORI’s 27 luxurious villas and outstanding facilities are designed essentially for maximum enjoyment. With floor space ranging from 90 to 298 sqm and 1-4 bedrooms spread over 1 to 2 levels; these villas can accommodate everything you need. With their spectacular sea views, and full range facilities including private pools, 24-hour concierge, security and a transport shuttle service, these villas are a buyer’s. This spectacular residence will be complete in the second quarter of 2019.
NAORI Hills project is located in the most vibrant and favored region of Koh- Samui – strategically positioned on the hills of Chaweng Noi and close to the beautiful blue waters of Chaweng. This exciting development comprises of 12 luxury villas with floor space ranging from 200- 298 sqm, 3-4 bedrooms split over 1 or 2 levels. This project will complete in the 4th quarter of 2019.
SAYANA Luxury Pool villas
An unbeatable location coupled with unobstructed sea views and superb facilities, SAYANA resort offers 44 personalized homes, each beautifully designed to the highest specification. Each villa has 1 to 5 suites and bedrooms, spread over 200-298 sqm of floor space over 1 or 2 levels. The facilities include a state-of-the-art gym, an in-residence transport shuttle, a restaurant and lounge bar, a wellness spa, a convenience store, a 24-hour concierge and security services plus an airport to city transport shuttle. The SAYANA Luxury Pool Villas project will complete in the 4th quarter of 2019.
DUNE Luxury Residence
Fifty-two exquisitely designed villas in Chaweng Noi, tucked away in a tranquil setting with breathtaking views and yet, has easy access to all the island’s premier destinations; DUNE Luxury Residence is every investor’s dream. Each of our luxury villas has 200-298 sqm of floor space with 1-5 bedrooms on 1 or 2 levels. There is a full range of facilities that include a state-of-the-art gym, an in-residence transport shuttle, a restaurant, a clubhouse, 24-hour concierge and security and an airport to city transport shuttle.
* Early bird offers are now available for this project, which will be complete in mid 2020.
KASA is a limited company, with an established track record and stable finances, that has been in the real estate/property market for several years now. Over the years, we have learned to provide our customers with not only quality construction, but also various other services involved with investments and property management. When investing with KASA, you will benefit from services, skills and professionalism from various departments, such as:
- Customer Care Department
- Construction Department
- Management Department
- Sales Department (in the case of wanting to resell your KASA property)
KASA is also partnered with an International Law firm, that expertly handles and oversees all legal matters associated with villa acquisition in Thailand.
KASA’s dedicated experts work towards a combined goal of providing our clients with the best possible service.
Chaweng Noi or “Little Chaweng”, is located at the southern end of the city of Chaweng, Koh Samui’s most prominent and extravagant town. Livened with a bustling nightlife and an array of first-class restaurants, Chaweng attracts the younger crowd, seeking some fun at night after their relaxing days under the blissful sun. Chaweng Noi, however, while developed into an exclusive neighborhood with its own beach, is a quieter and more serene part of Chaweng. Even though slightly removed from the vibrant town, Chaweng Noi is only a short distance from the town center, allowing residents to enjoy the best of both worlds, making it one of the most desirable locations in Koh Samui.
Bophut is the cultural hub of Koh Samui alive with the essence of the original residents of the island. Other than the glorious beach of Bophut, the town has one major attraction – The Fisherman’s Village. Being a French trading post at an earlier time, Fisherman’s village still has rustic styled shophouses and French Buildings giving the area a distinctive Mediterranean feel. Along with the old architectural touch, the presence of the fishermen who still reside in the area, and still go fishing to earn a living, keeps the area true to its roots.
Unlike residents of Chaweng, people who live in Bophut prefer local cafes and restaurants that are still available and not washed away with commercialization.
The simplest way to get to Koh Samui is by flight. There are various domestic flights to and from Koh Samui to Bangkok, Chiang Mai, Pattaya, Phuket and Krabi. Direct air link from International destinations such as Singapore, Kuala Lumpur, Hong Kong and Chongqing are also available.
Details regarding flight frequency from major destinations are listed below:
Bangkok (all airports) to Koh Samui (USM):
23 Flights per day (1 hr 10 mins duration)
Bangkok Airways – 21 Flights
Thai Airways – 2 Flights
Singapore (SIN) to Koh Samui (USM):
6 Flights per day (1 hr 45 mins duration)
Singapore Airlines – 2 flights
Bangkok Airways – 2 flights
Silk Air – 2 flights
Hong Kong (HKG) to Koh Samui (USM):
2 Flights per day (3 hrs 20 mins duration)
Bangkok Airways – 2 flights
Chongqing, China (CKG) to Koh Samui (USM):
1 Flight per week (3 hrs 30 mins duration)
Bangkok Airways – 1 flight
Kuala Lumpur, Malaysia (KUL) to Koh Samui (USM):
1 Flight per week (1 hr 40 mins duration)
Bangkok Airways – 1 flight
The alternatives for getting to Koh Samui:
Flight from Bangkok to Surat Thani, after which you can board a ferry to Koh Samui.
16 Flights per day (1 hr 10 mins duration)
Nok Air – 4 flights
Thai AirAsia – 6 flights
Thai Lion Mentari – 9 flights
Thai Smile – 2 flights
*Ferry tickets can easily be purchased at Surat Thani airport.
Apart than airline transport, you may also take the bus or the train from Bangkok to Surat Thani, followed by a ferry to Koh Samui.
Peak season of Koh Samui starts from late December to mid February, when there’s plentiful of sun with a 30º climate and moderate winds. The Christmas holidays have the highest occupancy, reaching a rate of above 90%.
The high season runs mainly from July to August, when the sun shines the brightest with great beach weather – sunny and warm but not blazingly hot like April and May.
Low season runs from September to November, when the rainy season starts. October experiences lots of rain and November is certainly the wettest and windiest month, with late afternoon showers and unresting waves.
Invest in Thailand
Since Thailand is one of the heavily visited countries by investors and tourists from all across the globe, Thailand’s real estate market is projected to grow from 5% to 10%, all through 2016 up until 2020. Rental yields in Thailand, as a whole, are also some of the highest among Asian countries. Impressive resilience displayed by Thailand even during political unrest and a fairly flat global market is evidence that the country is a solid investment for the foreseeable future, assuring investors of sizable yields and substantial capital gains, if they invest in Thailand.
KASA will undertake all marketing and management functions necessary for our development’s rental needs, under the control and management of our team.
Rental Management program services include:
- Marketing of the property
- 24-hour concierge for the guests
- Villa Upkeep: House & Pool Cleaning, Gardening
- Security and Maintenance
- Water and Electric supply
If you decide to engage in our Guarantee Rental Returns program (GRR), we will be responsible in managing your property where in, each quarter, advanced payment of your rental yield of 6-8% will be paid to you in full, for a 5 year period.
As a sole owner of your property, you are free to choose whether to partake in our GRR program or work with a third-party real estate agency, or if you would prefer it, you can even rent out or re-sell your villa by yourself.
Since our GRR service is optional, it is your decision whether to pass on the arrangement or partake in it by signing the agreement. However, kindly note that you will be invited to sign this agreement once we hand over the property to you.
If you choose the GRR option, KASA will be fully responsible in managing your property, whether it be: marketing, villa upkeep, guest management, house and pool cleaning, maintenance or security.
KASA will be solely responsible for the management, maintenance and marketing of the DUNE Residence project.
A dedicated team will focus on the marketing, using direct platforms such as Agoda.com, Booking.com, Airbnb.com, as well as travel agencies and brokers in China, Singapore, HK, Europe, the US, etc. to list all the villas of DUNE Residence.
Breaking down of calculation of the rental returns for a property:
Property Price: 8,888,888 THB
Yearly Income: 711,112 THB
Occupancy Rate: 40% – or 146 Days
Nightly Rate: 711,112 THB / 146 Days = 4,870 THB / night
The average occupancy rate in Koh Samui, Chaweng (Noi & Beach) is 65-80% per year.
KASA Development guarantees your returns from 6 to 8% for a duration of 4 years.
If you decide to exercise our Buy-Back option, we will handle all processes required in finding you are buyer for your property. For instance, in the case of wanting to sell your villa in Year 4, we will put your villa on the market in order to find you a buyer in Year 5, with the price of the villa selling at 115%, up from the original price. (Base price is a 100 % of the initial price with a 15% added on as Capital gain)
Similar to the GFF agreement, this arrangement is optional but you shall be invited to sign the Buy-Back agreement, once we handover the property to you.
All through years 4 to 9, KASA promises a fixed percentage of at least 115%, 100% of which is the base value indicating the Initial Property Price and 15% of which is the guaranteed capital gain.
Taking in mind annual increase in capital gains, the company shall:
- Year 4 to 5: Buy back your property at the purchased price +15%
- Year 6 to 7: Buy back your property at the purchased price +19%
- Year 8 to 9: Buy back your property at the purchased price +23%
Annually, you are given 15 points worth complementary stay on the property.
1 night stay during low season – 1 point
1 night stay during high season – 2 points
1 night stay during peak season – 3 points
*Kindly note that each stay must be a minimum of 4 days.
The steps of buying a property in Thailand include:
Selecting a property:
Select one of our off-plan projects and contact us for further details regarding the development.
Since you will require a legal counsel for obtaining the property, Kasa has partnered with Juslaws & Consult, an International Legal Firm providing expert legal counseling services to our clients.
Select the method of ownership:
With KASA, you can look to get both a leasehold or a freehold arrangement for owning your property. KASA’s team can assist you to legally obtain freehold properties.
The Thailand Land Department will investigate title ownership of properties being offered to you. Additionally, they will check if the land or property is in line with the land codes.
Once the property has the all clear by the Land Department, you are now able to put a deposit and reserve the property. KASA will confirm the reservation and draft you the required contracts.
Various visas for long or short-term stay can be applied for. Categories include holiday, retirement and business visas.
Keeping in mind our client’s concerns, KASA’s legal firm has crafted payment terms aimed to secure and reassure our clients by dividing the process into three distinct steps:
Clients can reserve the land by paying 10% of the total value of the plot, after which they will be able to collaborate with our legal firm to tackle the legal procedures.
KASA Development gives you the opportunity to rightfully own your property at the very beginning of your investment journey – in other words, regardless of anything happening to KASA, you, as the owner would have complete authority over your property because you own it, enabling you to occupy it, rent it out, resell it, or in the case of un-finished construction- even handover the task to another developer.
During the course of the land being transferred, KASA’s construction team would have started building your property even before you have made any payment for the construction.
Once our construction team has finished laying out the foundation, our customer care team will send you a detailed progress report – inclusive of descriptive pictures for you to review on a frequent basis (kindly note that if this doesn’t suit you, you can even send a lawyer or a representation of your choosing for inspection). Clients also have the option of checking KASA’s facebook page for swift updates. Once you have reviewed the report, you’ll be requested to proceed with the payment of the foundation construction. All the while, our construction team would have advanced onto the next construction stage. Similar to the previous stage, you will be asked to review the progress report before making any payments.
This process is executed so that clients can be well-informed regarding the constructional progress and be reassured that everything is unfolding smoothly.
We have a team of international engineers and project managers that supervise the construction workers along with the subcontractors (such as the electricians & plumbers working on the site).
We are carefully following the progression of the properties in construction, making sure they stay on schedule. In the rare case of a delay, the compensation will be specified in your “Building Sales & Purchase Agreement” in the section quoted below:
“If the contractor (KASA) fails to complete the work within the time stipulated in the Agreement or such extended time allowed by written Agreement between the parties, then the contractor shall pay to the customer a penalty of __ baht (__ THB) per day from the Stipulated Date of Completion to the date of actual completion.”
The daily rate equals your yearly rental returns divided by 365 days. In this manner, KASA will compensate the investor for losses incurred due to construction delays.
Legal Matter & Tax
When considering a property investment in Thailand as a foreigner there are two, well-established routes you can follow:
- 1. For property investment, the best strategy is to open a Thai company. It’s the only way a foreigner can own land in Thailand. In this company, you will be permitted to own 49 % of the shares, the remaining 51% is to be divided between two different Thai citizens who are not associated with one another. You will be made Managing Director of the company, so that you can make decisions on the company’s behalf. The company has been incorporated for only one purpose: The purchase of the land, specifically, your KASA property. For this reason, the company will not generate any income or profit which could lead to taxation. The legal firm partnered with KASA will open this company for you, upon your request.
- You can acquire land through a renewable leasehold agreement. We recommend this for retirees as it is a more viable investment option but all KASA properties are freehold transfers.
Whichever method you ultimately decide to employ, you should discuss it with KASA to ensure its in your best interests.
In order to complete the legal requirements necessary to buy property in Thailand, you will require legal representation. You can choose to hire your own lawyer in Thailand or choose to use KASA’s legal services for the transaction. KASA is partnered with an International Legal Firm, Juslaws & Consult, that is set to accompany our clients on their investment journey without having to pay for an external lawyer. Nevertheless, our investors are free to work with an external law firm at their own expense. Here are some estimates for the legal services required to complete the property transaction:
- Setting up a Thai Company: Service offered by KASA, or paying 40,000 to 100,000 THB to a law firm
- Sales & Purchase Agreement: Service offered by KASA or paying 30,000 to 90,000 THB to a law firm
- Due Diligence: Service offered by KASA or paying 20,000 to 80,000 THB to a law firm
Below is a quick introduction of Thai Tax:
KASA includes this tax in our property price, so clients do not have to be concerned with this.
Through a small company, taxes are not based on revenue, but on net profit. If your company profit stays under 300,000 THB/year, you are not viable to tax payment. The rate of growth gradually increases according to your profits, but your lawyer and KASA will help you setup the best strategy to maximize your returns.
Instead of selling the property and land, we recommend our clients to sell the company in order to avoid taxes incurred from property transfer.
Property / Villa
The price of our properties range from 7.6 million THB to 25 million THB.
Various property customization options are available, altering the prices accordingly.
Selections of furniture and appliances are split into two differing style categories, allowing you to create your own inimitable dream property. All our products are made of the latest materials and feature cutting-edge technology that integrate flawlessly into our developments. Our team of interior designers will aid you in curating your vision from the luxury furniture and appliances collection. Our experts will ensure that your property connotes a sense of style and luxury that is uniquely yours.
KASA offers three different furniture packages:
- Standard package – The Standard Furniture package comprises of an assortment of quality furniture with competitive prices while maintaining the sophistication and durability every client needs for a pleasing living experience.
- Premium package – Indulging in premium quality furniture and splendor designs, clients can create an alluring ambiance for their homes by selecting the Premium Furniture package.
- Luxury package – Clients can opt to create a grand scheme of extravagance and glamour by blending furniture made of the finest quality and unrivaled designs offered in the outstanding Luxury Furniture package of KASA.
Each property features a different sized swimming pool ranging from 3 x 3 meters for the suite, 7 x 3 meters for the one bedroom, 8-12 x 3-15 for the four and five-bedroom villas. Customization services for pool size are also available: Kindly contact our dedicated sales team for further details.
Financing Your Investment
Our residences are monitored by a 24-hour security service and Controlled by an Access Control Operation.CCTV cameras are installed for surveillance of communal areas.
To be thorough, security services also include nightly patrols and regular property inspections.
We have an operational team taking charge of maintenance services in each of our developments. Services include:
- House and pool cleaning services
- Gardening services
- Security services
- Water and electricity supply services