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What property management costs in Hua Hin
Most management websites in Hua Hin do not publish a number. Ours does not either — but not for the reason you think.
Free for owners. Our partners pay us — you pay their normal rate.
A price list would mislead you. A two-bedroom condo in town and a pool villa on a thousand square metres are not the same job, and any company quoting a flat number before seeing the property is guessing.
What we can do is explain exactly how pricing works here, so you can tell a fair quote from a padded one — including ours.
There are only four ways this gets charged
| Service | How it is charged | What to watch |
|---|---|---|
| Caretaking, empty home | Fixed monthly fee — by size, plot, and visit frequency | Pool and garden are often not included |
| Rental management, long term | Usually one month's rent, or a percentage of rental income (commonly around 8–10%) | Applied to rent collected, or rent agreed? |
| Rental management, short term | Usually a percentage of rental income (commonly around 20–25%) | Who pays for linen, products, platform fees? |
| Tenant finding only | Usually one month's rent at signing | How long will they keep marketing? |
| Pool care | Separate monthly fee, by size and frequency | Chemicals included, or billed on top? |
| Garden care | Separate monthly fee, by plot size | Large plots with mature palms cost more — normal |
| Contractor repairs | At cost — you should see the contractor's invoice | 🔴 Where the real money hides |
The percentages above are the normal shape of the Hua Hin market, not a quote. Your actual number depends on the property, and should be quoted per property.
Six things that move your quote
- Size and plot — the largest single factor, and the most legitimate one
- Visit frequency — weekly, fortnightly or monthly changes the price proportionally, and is the easiest line to over-buy
- A private pool — roughly doubles the routine work; nearly always a separate line
- Distance from town — travel time is a real cost. Fair, as long as it is stated, not discovered later
- Long-term or short-term letting — short-term is far more work per baht of income
- Condition and age — a twenty-year-old property with tired systems needs more attention
If a company cannot tell you which model applies to your property in the first conversation, that is worth noticing.
The invoice question nobody wants to answer
"The invoice arrived at 45,000 baht. I later found out the electrician charged 30,000."
How a thirty-percent mark-up works — and why it never appears on any price list.
A management company can quote a perfectly reasonable monthly fee, then quietly add margin to every contractor, material and spare part. Over a year, that hidden margin can exceed the visible fee several times over. You rarely see it, because you never see the original invoice.
Three questions that expose it
- Do you add margin to contractor and material costs? (Ask directly. Listen for the pause.)
- Can I see a recent contractor invoice, with the contractor's own letterhead?
- Will material and repair work be billed at cost, with the invoice shown to me?
Honest companies answer all three immediately. Vague answers to any of them are the answer.
This is also the main filter we apply before recommending anyone.
What our own service costs you — nothing
We are paid by the management company as a referral fee when you sign with them. You pay their standard rate, and often slightly less, because we know the local price and we check for mark-ups.
Our interest and yours point the same way: if a company we recommended overcharges you, they come off our list. We have no reason to protect them.
Money questions
Asked plainly, answered plainly.
Why don't you publish a price list?
Because any published range would be wrong for most properties. A townhouse garden and a thousand-square-metre plot with mature palms are different jobs. We publish the pricing models and the traps instead, then quote per property.
Is one month's rent for tenant finding normal?
Yes, it is the standard structure in Thailand for a twelve-month lease. The variables are how long they keep marketing if the property does not let, and whether the fee is payable at signing or at move-in.
What percentage should long-term rental management be?
Commonly around 8–10% of rental income, or one month's rent depending on the structure. Ask whether the percentage is applied to rent collected or rent agreed — the difference matters when a tenant pays late.
Are 'coordination fees' normal?
No, and they are worth challenging. Pool and garden care as separate lines is standard. A coordination or administration charge that appears at the end and was not mentioned at the start is not.
Tell us about your villa
Fifteen minutes now saves you a lot of guessing later.
Send us the basics — where the property is, how you use it, and what you would like taken off your plate. We come back with a plain answer and two or three vetted local companies that fit.
- Free for owners — no obligation
- We reply personally, usually within one working day
- We compare at least two companies, never one
- Your details are not passed to anyone without your consent