How Should I Model Seasonality & Vacancy When Comparing Yields?

Seasonality and vacancy are major drivers of net yield. Start with realistic gross rents for each property type, then subtract annual running costs (pool and garden maintenance, pool chemicals, air-conditioner servicing, cleaning between stays, and villa management fees; condo calculations should include common fees, building maintenance, utilities not included in rent, and management charges). Use the same occupancy assumptions for both types and run scenarios for high-season versus low-season, plus varying vacancy length. Add a simple sensitivity test, such as ±20% changes to rents and major costs, to see when villa yield beats condo yield. Document every assumption so you can audit the model later. Don’t forget non-financial factors: location, management quality, and local rules on short-term rental that can affect occupancy. Also plan for ongoing maintenance and potential capital needs (like pool or garden upgrades) in your long‑term view. This kind of paired modeling helps avoid over‑optimistic expectations for either type in Hua Hin.