Private investment memorandum · Koh Samui, Thailand
A turnkey 5-bedroom guest house with restaurant and bar in Maenam, Koh Samui — a leasehold business asking ฿4M (~$121K), well under the ฿6.9M median of comparable island listings. Capital plan, return scenarios, a live market comparison, and an interest register.
The opportunity
Thailand's second-largest island runs a tourism-led property market with a widening base of long-stay and second-home demand. The thesis below is a starting frame — edit each claim to match your deal.
A mature tourism base underpins short-stay rental demand and resale liquidity across the island's west and northeast coasts.
Foreign buyers typically hold land via long leasehold or a Thai company structure. This is the deal's single most important legal question — verify title before capital is committed.
The model reports in US dollars with a THB echo, so foreign investors see currency exposure explicitly rather than buried in the return.
The asset
A turnkey guest house and restaurant business in Maenam — 5 letting bedrooms plus an on-site restaurant and bar, sold fully furnished as a going concern. Asking ฿4M ≈ $121K on a leasehold (business/key-money) basis. The draw is the price: it sits well below the ฿6.9M median of comparable Koh Samui properties, so the return case rests on operating income rather than resale.
Location: Maenam, Koh Samui ·
Rooms: 5 letting bedrooms
Operation: guest house + restaurant & bar ·
Tenure: leasehold business (key money)
Asking: ฿4M (~$121K) · Condition: turnkey, fully furnished, operating
This is an operating business, so the return case is a rental-yield hold — income from rooms plus restaurant & bar on the ฿4M outlay. The renovate-and-flip tab models an upgrade-and-relaunch; build and land tabs are there for comparison only. Each mode links to the risk register below.
Photo slots for the Maenam guest house & restaurant — add real photos of the exterior, rooms, and restaurant before circulating to investors.
Market comparison
The Maenam guest house priced against real Koh Samui listings — at ฿4M it sits below the market median. Live from the analysis sheet; prices in Thai Baht and USD (~฿33/$).
| Property | Type | Location | Price (THB) | Price (USD) | Tenure |
|---|---|---|---|---|---|
| Maenam Guest House & RestaurantSubject | Guest house (5 bed) + restaurant/bar | Maenam | ฿4,000,000 | $121,000 | Leasehold business |
| Zen Beachside Pool Villa | Villa · 2 bed turnkey | Ban Tai | ฿8,500,000 | $260,000 | Sale (property) |
| Chaweng investment opportunity | Investment · house & land | Chaweng | ฿30,000,000 | $909,000 | Sale (property) |
| Private pool villa | Villa · 2 bed | Plai Laem | ฿6,900,000 | $209,000 | Sale (property) |
| 1 bed 1 bath apartment | Apartment · 1 bed | Koh Samui | ฿4,500,000 | $136,000 | Sale (condo) |
| Luxury sea-view condo | Condo · 1 bed | Plai Laem | ฿5,400,000 | $162,000 | Sale (condo) |
Live from the comparison sheet — updates automatically when it changes. Open the source sheet ↗
Deal modeler
Pick a strategy, edit the inputs to match your deal, and read the projected economics. Toggle the scenario to stress the key driver, and set your ticket to see the investor-level position.
Development cost
Exit
Investment
Operations · rooms + restaurant
Hold & exit
Acquisition & works
Exit
Acquisition
Hold & exit
Your position
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Risk assessment
A live register scored on likelihood × impact (1–5 each). Adjust any score to your read of the deal — the overall risk index recomputes. Mitigations are starting points, not guarantees.
| Risk factor | Likelihood | Impact | Score |
|---|
Register interest
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