01
Size and plot
A pool villa on 1,000 sq.m. with mature palms needs more time than a townhouse garden. This is the single biggest factor.
Home/Prices
Prices · Hua Hin, Cha-Am, Pranburi
What property management in Hua Hin actually costs.
Most management websites in Hua Hin do not publish a number. Ours does not either — but not for the reason you think.
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. What we can do is explain exactly how the pricing works, so you can tell a fair quote from a padded one.
Our service is free for owners. Partners pay us — never you.
Pricing models
There are only four ways this is charged.
If a company cannot tell you which model they use for your property, in the first conversation, that is worth noticing.
| Service | How it is charged | What to watch for |
|---|---|---|
| Caretaking — empty homeScheduled visits, airing, checks, photo report | Fixed fee per month, based on property size, plot, and how often someone visits | Check what the fee includes — pool and garden are often not in it |
| Rental management — long termTenant finding, contract, rent collection | Typically one month's rent, or a percentage of rental income (commonly around 8–10%) | Ask whether the percentage applies to rent collected or rent agreed |
| Rental management — short term / AirbnbGuest handling, platform, changeovers | Typically a percentage of rental income (commonly around 20–25%), reflecting the work per booking | Clarify who pays for linen, cleaning products and platform commission |
| Tenant finding onlyYou manage the rest yourself | Usually one month's rent when the lease is signed | Ask how long they will keep marketing if the property does not let |
| Pool careChemistry, pumps, filters | Separate monthly fee, by pool size and visit frequency | Confirm whether chemicals are included or billed on top |
| Garden careLawn, palms, hedges, irrigation | Separate monthly fee, by plot size and frequency | Large plots with mature palms cost more than a small townhouse garden — that is normal |
| Contractor repairsElectrician, plumber, aircon, builder | At cost — you should see the contractor's own invoice | 🔴 This is where the real money hides. See below. |
| Extra visitsBefore arrival, after a storm | Per visit | Agree the rate in advance, not after the storm |
The percentages and structures above are the normal shape of the market in Hua Hin — not a quote. Your actual price depends on the property, and should be quoted per property.
Where the money actually goes
The invoice question nobody wants to answer.
This is the single most common complaint we hear from owners about management in Thailand — and it is almost never about the monthly fee.
"The invoice arrived at 45,000 baht. I later found out the electrician charged 30,000."
How a thirty-percent mark-up works in practice — and why it never appears on any price list.
A management company may quote you 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 can rarely see it, because you never see the original invoice.
What we do about it
- We ask every company directly how they price contractor and material work
- We ask for a sample invoice with the contractor's own letterhead
- We require that material and repair work is billed at cost, with the invoice shown to you
- Companies that add a hidden mark-up do not get recommended to our clients — at all
- We ask about it again at the annual review, because practices change
This is our main filter. It is also why our own service can be free: our value is not in managing
your property, it is in making sure the company that does is not quietly charging you twice.
What moves the number
Six things that change your quote.
Useful to know, so that you can sanity-check any quote — including ours.
02
How often someone visits
Weekly, fortnightly or monthly changes the price proportionally. It is the easiest line to adjust — and to over-buy.
03
Pool, or no pool
A pool doubles the routine work: chemistry, pumps, filters, water level. Almost always priced as a separate line.
04
Distance from town
Properties far out cost more in travel time. Many companies charge more beyond a certain radius — that is fair, as long as they say so.
05
Long-term or short-term rental
Short-term involves far more work per baht of income: check-ins, changeovers, guest issues at any hour.
06
Condition and age
A twenty-year-old property with tired systems needs more attention. Expect to be asked about this — and answer honestly.
What our service costs you
Nothing. And that is the honest answer, not a hook.
0 ฿
Free to owners
We are paid by the management company as a referral fee when you sign with them. You pay their standard rate — which is often slightly less than going direct, because we know what the local price is.
2–3
Options, not one push
We shortlist two or three vetted companies that fit your property and budget. You choose. We have no incentive to push the most expensive one — because we are not the one doing the work.
✕
No obligation
If none of them suit you, say so. If you decide to manage the property yourself, say that too. We would rather tell you honestly than talk you into a contract you do not need.
The one thing we ask: if a company we recommended lets you down, tell us —
they come off our list.
Get a real price
Money questions
Asked plainly, answered plainly.
Why don't you publish a price list?
Because a price list would be misleading. A two-bedroom condo in town and a pool villa on a thousand square metres are not the same job. Any company quoting you a flat monthly number before seeing the property is guessing — and you will find out after you sign which way they guessed.
Does your service cost the owner anything?
No. Our partners pay us 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.
Are contractor invoices marked up?
They should not be. We ask every company directly how they price contractor and material work, and ask for a sample invoice with the contractor's own letterhead. Companies that add a hidden mark-up are not recommended to our clients. We also ask again at the annual review, because practices change.
What is usually charged separately from the management fee?
Pool care, garden care and additional visits are normally separate line items — that is standard and not a red flag. What is a red flag is when a "coordination fee" or "administration charge" appears at the end that nobody mentioned at the start.
How do I know a quote is fair?
Ask three questions: which pricing model applies (fixed monthly, percentage, or per visit); what is not included in the fee; and whether contractor and material work is billed at cost with the invoice shown. Honest companies answer all three immediately. Vague answers to any of them are the answer.
Do you charge for extra visits or emergencies?
We do not charge anything at all — we are not the manager. Partners usually charge per extra visit. Agree that rate in advance, not after the storm. Above a small agreed limit, repair work should require your approval first.
Can I change my mind after signing?
Usually yes, but the notice period is in your contract with the management company — read it before you sign. If you want to switch later, come back to us and we will re-run the shortlist at no cost.
Tell us about your villa
A real price beats a published range.
Send us the basics — where the property is, its size, whether there is a pool, and how you use it. We come back with actual numbers from two or three vetted local companies.
- Free for owners — no obligation
- We reply personally, usually within one working day
- At least two quotes to compare, never one
- We tell you which lines are usually charged separately