A reliable asset in Phuket: 9–11% net + capital appreciation. 3–5 bedroom villas · a developer with a 20-year track record, 100% of projects delivered · deal handled by ZEN.
This presentation is a personal investment offer from ZEN Real Property. Inside: the project, the developer, the numbers, the legal side and the steps. If anyone asks you “where to invest $500K–$1.5M in Phuket” — here’s the ready answer.
$610K
entry ticket
One 3BR Pool Villa. 4BR — from $733K, 5BR — from $840K. Through ZEN — better terms than going direct.
9–11%
net rental yield
Rented to families with children from the British International School, 400 m away.
14–19%
combined with capital appreciation
Rent + asset value growth of +5–8%/year over 5 years.
How to read
The presentation is built so you can skim it in 5 minutes or read it carefully in 15. Every key figure sits on its own slide, so nothing has to be recalled from memory.
ii. about
Context · why right now
+126%
growth of Phuket’s villa market since 2022.
Tourist flow 2025
17.4M
passengers through Phuket International (+1.5% YoY, 96% of 2019).
Foreign demand
60%+
share of foreign buyers in the premium new-villa segment.
Infrastructure upside
New highway
Muang Mai — Ko Kaeo — Kathu will connect the north and centre of the island; capital appreciation within 2–3 years.
24 minutes · direct flights to Moscow, Dubai, Singapore
The Smart Traffic System has been approved by the government. The new Muang Mai – Ko Kaeo – Kathu expressway is already planned — upside on a 2–3 year horizon.
Mouana is one of Phuket’s most stable developers. The key difference: they build with their own capital, not investors’ money. No dependence on sales — no delays, no stalled construction.
Their own construction team and contractors — full control from foundation to finishing.
Completed Mouana villa · real photo
20
projects in 20 years
7
locations in Phuket
128
villas in portfolio
100%
of projects delivered
All Mouana projects in Phuket
Mouana Residence Ko Kaeo
Ko Kaeodelivery 2026 · this project
Mouana Breeze Mai Khao
Mai Khaoon sale
Mouana Serenity Cherng Talay
Cherng Talayon sale
Mouana Grande Chalong Bay
Chalongon sale
Mouana Grande Ko Kaeo
Ko Kaeosold out
Mouana Residence Song Khun Chalong
Chalongsold out
Mouana Residence Pratthana Chalong
Chalongsold out
Key point
Seven projects in seven locations, 128 villas, 20 years on the market — and every project delivered. This is not a startup developer, but a company with a track record of kept commitments.
79 units · 31-2-14.50 rai · delivery July 2026
Its own Clubhouse and tennis court.
Clubhouse — the heart of the project
Clubhouse
Lounge, co-working, gym with panoramic windows, kids’ area, café, pool with a relaxation zone.
Tennis court
A private court within the community — for families with active children. Rare even among premium projects.
Every villa
Private pool, 2 parking spaces, garden and terrace, 24/7 security with CCTV, pet-friendly.
Grounds
Internal roads, landscaping, walking alleys, a drainage system — built for year-round living.
USP
A Clubhouse and a tennis court — unique for Phuket villa projects. 95% of projects have neither. This very infrastructure is the key reason families choose Mouana to live in, not just to invest in.
vi. project
Three villa types in the project
Pool Villa · three formats.
Each villa is a separate freestanding asset with a private pool, garden and 2 parking spaces. Prices — from the developer’s price list, unfurnished.
The ZEN advantage
ZEN is an official Mouana representative and one of the developer’s key partners. We’ve sold a large pool of units across Mouana projects, which gives us access to private deals, prices and offers not available at the public sales office.
We work with Mouana because we trust the developer and consider its villas the best choice on the island — and we’ve been bringing them clients for years.
Mouana Best Agency · #1 in sales
01 · Type A
3-bedroom Pool Villa
Useable area · 260.5 m² · land 352–374 m²
from ₿19,900,000
≈ from $610,000 USD
3 bedrooms · master suite 23.5 m²
4 bathrooms
Pool 28.5 m² · garden · terrace 38.6 m²
Garage 45.6 m² · 2 parking spaces
Living 14.9 m² · Kitchen 11.5 m² · Dining 27.3 m²
Delivery — July 2026
02 · Type B
4-bedroom Pool Villa
Useable area · 331.9 m² · land 440–549 m²
from ₿23,900,000
≈ from $733,000 USD
4 bedrooms · master suite 31.7 m²
5 bathrooms
Pool 40.6 m² · garden · terrace 57.6 m²
Garage 49.2 m² · 2 parking spaces
Living 16.6 m² · Kitchen 11.5 m² · Dining 30.5 m²
Delivery — July 2026
03 · Type E1 — flagship
5-bedroom Pool Villa
Useable area · 346.95 m² · terrace 56.06 m²
from ₿27,400,000
≈ from $840,000 USD
5 bedrooms · master 31.44 m²
6 bathrooms
Pool 32.34 m² · terrace 56.06 m²
Garage 44.96 m² · 2 parking spaces
Project flagship unit
Delivery — July 2026
vii. villas
A day in Ko Kaeo
Not a resort. A home.
bedroom · view
morning by the water
exterior
facade · completed
interior
living room · villa
terrace
exit · garden
detail
wood · stone
viii. life
Prices · developer price list · March 2026
Three villa formats. Direct Mouana pricing.
ZEN is the direct Mouana representative for this project. Base prices are identical to the Sales Office — this is the Selling Price, unfurnished. But through ZEN the terms are better than going direct: turnkey furniture via our contacts — from ₿1.5M (half the list price, higher quality), 0% installments over 18 months (the developer offers only 12). 0% buyer’s commission.
3-bedroom Pool Villa
Type A1 / A2 · 261 m²
from ₿19,900,000
≈ from $610,000 USD
3 bedrooms · 4 bathrooms
Pool 28–47 m² · 2 parking spaces
Garden 91–113 m² · land 352–374 m²
Furniture via ZEN — from ₿1.5M (½ list price)
4-bedroom Pool Villa
Type B2 / B4 · 319–332 m²
from ₿23,900,000
≈ from $733,000 USD
4 bedrooms · 5 bathrooms
Pool 36–44 m² · 2 parking spaces
Garden 108–227 m² · land 440–680 m²
Subtypes B2 / B4 / B7 (premium)
5-bedroom Pool Villa
Type E1 · 346.95 m²
from ₿27,400,000
≈ from $840,000 USD
5 bedrooms · 6 bathrooms
Pool 32.34 m² · 2 parking spaces
Terrace 56.06 m² · garage 44.96 m²
Master bedroom 31.44 m²
Payment terms
Reservation 2% → contract 28% (30 days) → foundation 30% → construction handover 20% → transfer 20%. Through ZEN — 0% installments over 18 months (the developer officially offers only 12 — special terms for us). Additionally: Common Area Fee 25 THB/m²/month + a one-time Sinking Fund of 100,000 THB.
ix. prices
Entry options · for different budgets
From one villa to a portfolio of three.
Four options — from $610,000 to $1,500,000. Each villa is a standalone asset in your name. Prices unfurnished — from the developer’s price list, March 2026.
01 · START
$610,000
₿19,900,000 · 1 × 3BR (A1)
One 3BR Pool Villa, 261 m²
Net yield 9–11%
Capital appreciation +5%/year
Lowest entry threshold into the project
who it suits A first overseas property, a test of the Phuket market.
02 · FAMILY
$733,000
₿23,900,000 · 1 × 4BR (B2)
4BR Pool Villa, 332 m²
Net yield 9–11%
A large format for the family
Live in it yourself · rent part of the year
who it suits If you plan to live here part of the year and rent it out.
03 · PREMIUM
$840,000
₿27,400,000 · 1 × 5BR (E1)
5BR Pool Villa flagship, 346.95 m²
Net yield 9–11%
Master bedroom 31.44 m² · 2 parking spaces
Pool 32.34 m² · terrace 56.06 m² · top unit
who it suits A premium residence to live in + a status asset.
04 · DIVERSIFICATION
$1,343,000
₿43,900,000 · 1 × 3BR + 1 × 4BR
3BR (261 m²) + 4BR (332 m²) — two formats
Two independent rental streams
Net yield 9–11% × 2
Liquidity: can be sold one at a time
who it suits A balanced portfolio · cash flow + flexibility.
Flexibility
Configurations can be combined as you like: 2×3BR ≈ $1.22M, 1×3BR + 1×5BR ≈ $1.45M, 1×4BR (B7 premium, 453 m²) ≈ $948K. Prices are fixed by the developer’s price list — only the budget combines.
x. options
ROI · 3BR Pool Villa (Type A1) at ₿19.9M
Three scenarios. One asset.
Calculated for one 3BR Type A1 villa (261 m²). Price ₿19.9M — the Selling Price from the developer’s price list, unfurnished. For portfolio configurations (2+ villas) it scales linearly.
Metric
Pessimistic
Realistic
Optimistic
Total cost of ownership price ₿19.9M + furniture $40K (≈₿1.3M) + registration 1.1%
₿21,423,000
Rent / month
₿167,000
₿186,000
₿204,000
Annual revenue
₿2,004,000
₿2,232,000
₿2,448,000
Expenses maintenance + commission once every 3–5 years (on tenant change)
₿80,000
₿85,000
₿90,000
Net profit / year
₿1,924,000
₿2,147,000
₿2,358,000
Net ROI
~9%
~10%
~11%
Capital appreciation · 5 years · conservative +5% / year+₿5,500,000 · +27.6%
₿19.9MYear 0
₿20.9MYear 1
₿21.9MYear 2
₿23.0MYear 3
₿24.2MYear 4
₿25.4MYear 5
Over 5 years · ~81% total return.
Rent 11% × 5 years + villa appreciation +27.6% (conservative 5% / year). On the full ~$657K (villa + $40K furniture).
~$530,000
total return · 5 years
Why it works
Thanks to walking-distance access to the British International School, families with children typically stay 3–5 years — the villa rarely sits empty, and the agent’s fee is paid only on tenant change (once every 3–5 years), with minimal hassle. The Ko Kaeo area is already fully built out, so price growth is easy to forecast. Mouana Ko Kaeo delivers one of the highest real annual yields in its class.
xi. the math
Comparison · Phuket Mouana vs Dubai
Same story, different numbers.
Phuket · Mouana
Dubai (for comparison)
Net rental yield
9–11%
5–7%
Entry ticket
from ~$610,000
$800,000 – $2,000,000
Capital appreciation (YoY)
+5–8%
+3–6%
Lifestyle
Family · nature · schools
Urban · tax-free
Owner visa
Thailand Elite / LTR
Golden Visa
Tenant type
Families with children · 3–5 years
Corporate rotations · 1–2 years
Honestly
Dubai is still a strong choice — if the urban format and tax residency matter more than yield. For a family with children and a focus on yield, Phuket makes more sense.
xii. comparison
Inside Phuket · Mouana vs other segments
On the Phuket market, this is a rare combination.
The Phuket market splits into 4 major segments. Only Mouana Ko Kaeo delivers all at once: a long-term family tenant + Pool Villa + Clubhouse + a reliable developer + a $610K price.
Market segment
Net yield
Tenant stability
Mouana Ko Kaeo
Branded Residences 5★ hotel brands · Banyan Tree, Anantara
5–7%
Hotel rotation
9–11%
Tourist villas Bang Tao · Layan · Surin (short-stay)
4–6% net
Seasonal cycles · 30–60% vacancy
Families 3–5 yrs
Off-plan condos Patong · Kata · Karon (short-term rental)
6–8% gross
Tourists 1–7 nights
Pool Villa, not condo
Resale villas Resale · varying age · varying condition
5–8%
Variable
New build 2026
Why
Proximity to the British International School makes the tenant a family with a long horizon rather than a tourist — hence high yield and stability at the same time. Most Phuket projects get one or the other.
xii-b. inside Phuket
Rental demand · guaranteed
Families from the British International School.
Mouana Ko Kaeo is rented to families with children from BIS, a 3-minute walk away. This is the most stable segment of the Phuket rental market.
12
months — minimum lease. This is a residential, not a tourist, market.
3–5
years — the average length of a single tenancy. The family stays until the child changes school year.
1×
once every 3–5 years — the agent’s commission is paid only on tenant change. The tenant changes once every 3–5 years — so the commission is once every 3–5 years, not annually as with resort villas.
Profile of a typical tenant
xiii. tenants
Law · ownership · taxes
Thai law — clear and predictable.
Ownership
Leasehold 30+30+30
Registered at the Land Department
Two renewal packages written into the contract
Thai company / BOI option for freehold land
Inheritance under Thai family law
Taxes
Capital gains — none
On the deal: withholding ~1–5% of assessed value
Rent: 30% standard deduction + progressive rate
Land & Building Tax: 0.02–0.10% / year
Transfer fee 2%, SBT 3.3% if held <5 years
Money · in and out
FET form
Transfer > $20K — Foreign Exchange Transaction
FET = a clean repatriation path on sale
Payment directly to the developer, Mouana
ZEN’s partner lawyers handle the entire deal
xiv. law
Visa · turnkey relocation
Buying a villa opens a visa.
Property in Thailand is grounds for a long-term visa for the whole family. ZEN handles the visa together with the purchase: we have our own visa consultants.
Thailand Privilege (Elite)
5–20 years
No age or income requirements
Fast-track immigration, no 90-day reporting
Multiple-entry, the whole family
Membership — from ₿650,000
LTR · Long-Term Resident
10 years
For the Wealthy Global Citizen: $1M in assets + a $500K investment (including property)
Tax incentives, work permit option
Up to 4 family members on one visa
State fee ₿50,000
Turnkey
Visa, lawyers, deal structure, furniture straight from the factory, rental management — ZEN handles not just the purchase but the entire relocation. Our own visa consultants will pick the optimal visa for your profile.
xiv-b. visa
ZEN Real Property · since June 2022
The team that runs the deal.
Founded by Ruslan and Nattaya Chuchurin in June 2022. Over the past year they have helped more than 400 families buy or rent property in Phuket.
Families per year
400+
Service lines
3
sales · rentals · management
Price range
₿10M–500M
portfolio of projects for sale
Buyer’s commission
0%
paid by the developer
Direct exclusive agreements with developers and owners · lawyers, engineers, designers and contractors inside the deal · EN/RU service · an office in Ko Kaeo, 3 minutes from the property.
Founders · Ruslan & Nattaya Chuchurin
xv. ZEN
Next · 14 days
Four steps. Two weeks.
01
Zoom with a ZEN founder — this week
One hour: the project, the numbers, your scenario. No obligations.
~60 min
02
Site visit — Phuket · 14 days
ZEN covers the transfer and 2 nights at Mouana for serious viewings. Personal guidance through the project from our team.
2 nights
03
Unit reservation · 2% deposit
A refundable 2% deposit locks the unit in your name for 30 days.
2%
04
Deal · contract
A direct contract with the developer, Mouana. The leasehold is registered at the Land Department, with ZEN’s lawyers handling it.
