Start with what the property is actually for. The right area follows from that.
Refreshed regularly. If you don't see the right property today, contact us—we're happy to help you find one that fits your requirements.
Small on purpose, and transparent by default.
Founded after seeing buyers fall for properties before learning the details that mattered anyone can show you a beautiful property, we show you what’s behind it.
Founder & Director
Every property on this site has been visited by Bebe before it was listed.
Premium villas, beachfront homes, investment property and land — for buyers on the island and buyers who’ve never set foot on it.Same service either way: direct, transparent, personally handled by Bebe from first message to transfer at the Land Office.
Koh Samui changes character every few kilometres. See exactly where each available listing sits before you plan a viewing trip.
The north coast is calm and family-oriented. The east is busy and rental-driven. The west is quiet with the island's best sunsets. Here is where our properties are.
North (Maenam, Bophut, Bang Rak, Bang Por, Ban Tai) — most of our stock, most long-stay buyers. Calm, close to the airport, flattest land on the island. Bophut adds Fisherman’s Village.
North-East (Plai Laem, Choeng Mon, Tongson Bay) — the premium pocket. Elevated sea views, minutes from the airport. Priced accordingly.
East (Chaweng, Chaweng Noi) — the commercial centre. Highest rental occupancy, highest noise. Buy here for yield, not quiet.
South (Lamai, Bang Kao, Laem Sor) — better value, slower pace. Lamai has a proper town and a good beach; further south turns rural.
West (Lipa Noi, Taling Ngam, Ang Thong) — flattest beaches, best sunsets, lowest density. Furthest from the airport — which is exactly the point for some buyers.
A plot can look perfect and be unbuildable. What matters is the title Chanote, or a lesser grade and the slope, since Koh Samui restricts what you can build on gradients and hillside plots carry height and storey limits. It’s whether there’s government water and electricity at the boundary, or a well and a generator, and whether there’s concrete road access, or a track that floods in November. It’s also whether the plot has been filled and levelled, or whether that’s a cost you’re inheriting.
We publish all of it on every land listing slope, utilities, access, preparation status, title grade, price per rai. Not glamorous. It’s why our land clients don’t get surprises.
Tell us your budget, your timeline and what the property is for, and we will send a shortlist that actually fits.
Yes, with conditions. Foreigners can own a condo unit freehold, within the 49% foreign quota. Land and villas are held on a 30-year lease or through a properly structured Thai company not in your personal name, and never through a nominee shareholder structure, which isn’t legal in Thailand.
In our current portfolio, three-bedroom pool villas run from roughly 8.9 million baht to 16.9 million baht depending on area and sea view. Larger luxury villas with panoramic sea views reach 85 million baht. A garden family home without a sea view can start below 6 million baht. View and elevation drive the price more than size does.
It depends entirely on position. Inland plots in Maenam start around 4.2 million baht. Sea view land sits in the middle. Beachfront is the top of the market, and a Chanote-titled beachfront parcel in Maenam is currently listed at 40 million baht per rai. Always compare land per rai, not by total price.
Chanote, also written Nor Sor 4 Jor, is Thailand’s strongest form of land title. It is surveyed with GPS-marked boundaries and can be sold, leased, mortgaged and transferred cleanly. Weaker title grades have vaguer boundaries and restrictions on transfer and development. We state the title grade on every land listing.
Transfer fee, stamp duty or specific business tax, withholding tax and legal fees. As a rule of thumb, budget around 3 to 6% of the sale price. Who pays what is negotiable, and a 50/50 split of transfer fees is common on Koh Samui and appears in several of our listings. Note also that Thai banks do not generally lend to foreign buyers.
Yes. Long-term rental is straightforward. Short-term holiday rental is commercially common but sits in a grey area under Thai hotel licensing rules unless the property holds the right licence. We will tell you which category a given property falls into.
No. Our commission is paid by the seller on completion. Our advice to you costs nothing, including the advice to walk away.
People do, and we would rather you didn’t. If you cannot travel, we will do video walkthroughs, send unedited footage, and arrange an independent lawyer to run due diligence on your behalf. But a video will not tell you what the road is like in the rain.
Every enquiry comes to Bebe Chaiyadee directly, by WhatsApp, phone, email or the form on our contact page. Tell us your budget, your timeline and what the property is for, and we will send a shortlist that actually fits.
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