# Three Seasons Properties — Full Content > Three Seasons Properties is a trusted real estate agency based in Bangrak, Koh Samui, Thailand. With 8+ years of local expertise, our multilingual team (EN/FR/DE/RU/ES/IT/TH) helps international buyers purchase villas, land, apartments and commercial properties on Koh Samui island. Advisory services are free for buyers. --- ## About Three Seasons Properties Three Seasons Properties is an independent real estate agency located on the main road in Bangrak, Koh Samui, Surat Thani, Thailand. Founded over 8 years ago, the agency has grown into one of the most trusted property consultancies on the island, with a carefully selected portfolio of 400+ properties across all categories. Our team of multilingual agents specialises in matching international buyers with the right property for their lifestyle, budget and ownership goals. We cover all areas of Koh Samui — from the lively northeast coast (Bangrak, Bophut, Chaweng, Choeng Mon, Plai Laem) to quieter spots in the south and west (Lipa Noi, Taling Ngam, Laem Sor). **Key facts:** - 8+ years of experience in the Koh Samui property market - 400+ curated listings across all property types - Multilingual team: English, French, German, Russian, Spanish, Italian, Thai - Free advisory service for buyers (commission paid by sellers) - Office: 34/57 Bo Put, Surat Thani 84320, Koh Samui --- ## Villas for Sale in Koh Samui **URL:** https://three-seasons-properties.com/villas-for-sale/ Koh Samui offers a wide range of villas for sale, from luxury beachfront estates to hillside sea-view pool villas and garden retreats. The island's villa market is characterised by strong demand from European, Russian and Australian buyers, with prices ranging from approximately THB 5 million for entry-level properties to over THB 200 million for ultra-luxury beachfront residences. ### Types of villas available - **Beachfront villas**: Direct beach access, typically on the north and northeast coast (Bangrak, Bophut, Maenam). Rare and highly sought-after. - **Sea view villas**: Perched on hillsides with panoramic Gulf of Thailand views. Common in Chaweng Noi, Plai Laem, Choeng Mon, Lipa Noi. - **Garden pool villas**: Private pool in a tropical garden setting. Ideal for residential living or rental investment. - **New development villas**: Off-plan and recently completed projects, often with developer financing options. ### Popular areas for villas - **Bophut**: Family-friendly, close to Fisherman's Village, mix of modern and traditional architecture. - **Chaweng Noi**: Hilltop sea views, close to amenities, popular with European buyers. - **Choeng Mon**: Quiet northeast tip, prestigious enclave, pristine beach. - **Lamai**: Southern coast, lush hills, strong rental market, more affordable prices. - **Lipa Noi**: West coast, sunset views, spacious plots, tranquil environment. - **Maenam**: North coast, long beach, laid-back atmosphere, value for money. ### Villa ownership for foreigners Foreigners cannot own land in Thailand outright. Common legal structures for villa ownership include: 1. **Leasehold**: 30-year lease (renewable by contract), the most common structure. The villa is registered in the buyer's name; the land is leased from a Thai landowner. 2. **Freehold via condo registration**: If the villa is built on condominium-registered land, foreigners can own up to 49% of units outright. We recommend consulting an independent licensed Thai lawyer before any purchase. ### FAQ — Villas for Sale **Can foreigners own villas in Koh Samui?** Yes. The most common route for foreigners is a 30-year leasehold agreement, which can include contractual renewal clauses. Freehold ownership is available for condominiums under Thai law (up to 49% of a building's total floor area). **What is the average price for a villa in Koh Samui?** Entry-level villas start around THB 5–10 million (~USD 140,000–280,000). Mid-range sea view villas typically cost THB 15–50 million. Luxury beachfront properties range from THB 50 million to over THB 200 million. **What is a Chanote title deed?** A Chanote (NS4) is the highest-grade land title in Thailand, providing GPS-accurate boundaries and full legal ownership security. Always prefer Chanote-titled land over lesser titles (NorSor3, SorKor1). **What additional costs should I expect?** Transfer fees, stamp duty, withholding tax and legal fees typically amount to 3–6% of the property price. These are usually split between buyer and seller (negotiable). **Do I need a lawyer?** While not legally required, independent legal representation is strongly recommended. A lawyer will conduct due diligence on title deeds, check for encumbrances, review contracts and represent you at the Land Office. --- ## Land for Sale in Koh Samui **URL:** https://three-seasons-properties.com/lands-for-sale/ Land for Sale in Koh Samui — Sea View, Chanote & Beachfront Plots Koh Samui offers a diverse range of land plots for individual buyers and developers. With limited buildable land and increasing international demand, land prices have appreciated steadily. The most sought-after plots are sea view hillside land in Chaweng Noi, Plai Laem and Choeng Mon, and beachfront land on the north and west coasts. ### Types of land available - **Sea view hillside land**: The most popular category for foreign buyers. Prices vary from THB 3 million per rai for partial views to THB 15 million+ per rai for premium panoramic positions. - **Beachfront land**: Scarce and expensive. Direct beach access plots with 30+ metres of frontage can exceed THB 50 million per rai. - **Flat residential land**: Located in established neighbourhoods, suitable for villa development. More affordable, from THB 1.5 million per rai. - **Commercial land**: Zoned for hotel, resort or retail development. ### Land title types in Thailand - **Chanote (NS4)**: Highest-grade freehold title. GPS-surveyed, government-issued. Most secure for buyers. Always preferred. - **NorSor3 Gor**: Accurate survey but no GPS. Acceptable in most cases after legal review. - **NorSor3**: Less accurate, transferable, but verify zoning carefully. - **SorKor1**: Occupation permit only — no right of sale. Avoid for investment purposes. ### Land ownership for foreigners Foreigners cannot directly own land (freehold) in Thailand under the Land Code Act. Options include: 1. **Long-term leasehold (30 years)**: The most straightforward structure. Lease is registered at the Land Office and protects the lessee's rights. 2. **Building ownership**: A foreigner can own structures built on leased land in their own name. We do not recommend using a Thai Limited Company solely to circumvent land ownership laws. Independent legal advice is essential. ### FAQ — Land for Sale **Can foreigners buy land in Koh Samui?** Foreigners cannot own freehold land directly under Thai law. The standard approach is a 30-year registered leasehold agreement, which secures the right to use and develop the land. **What is the price per rai for land in Koh Samui?** Prices range from approximately THB 1.5 million per rai for inland plots to THB 50+ million per rai for prime beachfront land. One rai equals 1,600 square metres. **What are the building restrictions on Koh Samui?** Koh Samui has strict zoning laws. Buildings are generally limited to 12 metres in height. Properties within 10 metres of a public beach cannot be constructed. Environmental protection zones apply in forested hillside areas. **How do I verify land title before purchase?** A lawyer should conduct a title search at the local Land Office to verify ownership history, check for mortgages or encumbrances, confirm the exact plot boundaries, and review any existing leases on the land. --- ## Apartments & Condos for Sale in Koh Samui **URL:** https://three-seasons-properties.com/apartments-condos-for-sale/ Condominiums are the only property type in Thailand that foreigners can own outright on a freehold basis, without any leasehold structure. Under the Condominium Act, up to 49% of a building's total floor area can be registered in foreign names (freehold quota). Koh Samui's condo market offers a range of options from small one-bedroom units ideal for rental investment to large three-bedroom luxury apartments with sea views and resort-style facilities. ### FAQ — Apartments & Condos **Can foreigners own condos in Koh Samui freehold?** Yes. Under Thai law, foreigners can own condominium units outright (freehold) as long as the foreign ownership quota (49% of total floor area) has not been exceeded. **What documents are required for a condo purchase?** A valid passport, proof of funds transferred from abroad (Foreign Exchange Transaction Form/TorTor3), and a signed sale and purchase agreement are the key requirements. **What is the typical price range for condos on Koh Samui?** Studios and one-bedroom units start from around THB 3–5 million. Two-bedroom sea view apartments typically range from THB 6–15 million. Luxury penthouse units can exceed THB 30 million. --- ## Long-Term Rentals in Koh Samui **URL:** https://three-seasons-properties.com/long-term-rentals/ Three Seasons Properties offers a curated selection of long-term rental properties across Koh Samui — villas, houses and apartments available on monthly or yearly contracts. Our rental team specialises in helping expats, digital nomads and retirees find comfortable and well-located homes for long-term stays. Rental prices vary significantly by location, property type and season. Monthly rentals for a 2-bedroom villa typically start at THB 25,000–40,000 per month. Large sea view villas with pools can range from THB 80,000 to THB 200,000 per month on a long-term contract. ### FAQ — Long-Term Rentals **What is the minimum rental period for long-term contracts?** Most landlords on Koh Samui require a minimum of 3 to 6 months for long-term rental agreements. 12-month contracts typically offer better rates and more stability. **Can I negotiate the rent on a long-term contract?** Yes. Long-term tenants generally have good negotiating leverage, especially during the low season (May–October). Our agents can advise on current market rates and negotiate on your behalf. **What is typically included in a long-term rental?** Most long-term rentals include the property itself and basic utilities connection. Pool and garden maintenance may be included or charged separately. Always clarify what is included before signing. --- ## Buyer's Guide **URL:** https://three-seasons-properties.com/buyers-guide/ Our comprehensive Buyer's Guide covers every step of purchasing property in Koh Samui as a foreign buyer. ### Key topics covered - **Legal structures for foreign buyers**: Leasehold, freehold condo, Thai company (requires independent legal advice) - **The purchase process**: From property search and negotiation to reservation deposit, due diligence, and Land Office transfer - **Costs and taxes**: Transfer fee (2%), stamp duty (0.5%), specific business tax (3.3%), withholding tax (1–5%), legal fees - **Due diligence checklist**: Title deed verification, zoning check, building permits, encumbrances, utilities - **Recommended professionals**: Independent lawyers, surveyors, notaries active on Koh Samui - **Best areas to buy**: Guide to each neighbourhood — lifestyle, investment potential, accessibility ### Key advice for foreign buyers 1. Always use an independent lawyer (not the seller's lawyer) 2. Never pay a deposit before the title deed has been verified 3. Check the zoning and building permits for any existing structure 4. Confirm the foreign quota status before purchasing any condo unit 5. Transfer purchase funds as a foreign currency remittance to obtain the required TorTor3 form --- ## Contact Information **Office address:** 34/57 Bo Put, Surat Thani 84320, Koh Samui, Thailand **Website:** https://three-seasons-properties.com/ **Contact page:** https://three-seasons-properties.com/contact/ Languages spoken: English, French, German, Russian, Spanish, Italian, Thai --- ## Available Languages (hreflang URLs) - English: https://three-seasons-properties.com/ - French: https://three-seasons-properties.com/fr/ - German: https://three-seasons-properties.com/de/ - Russian: https://three-seasons-properties.com/ru/ - Spanish: https://three-seasons-properties.com/es/ - Italian: https://three-seasons-properties.com/it/ - Thai: https://three-seasons-properties.com/th/