Become an Investor

This is koh phangan. This is kuul.

Create your financial escape plan — Backed by high-ROI real estate

Earn up to 20% yield while owning a share in paradise.
minimum investment 5K euros.

Gain financial stability, enjoy attractive returns, and secure your stake in one of Thailand’s fastest-growing luxury tourism markets.

What makes KUUL so special?

KUUL isn’t another crowded resort. It’s a carefully planned, design-led collection of just 18 exclusive villas, built with intention and long-term value in mind.

This is low density luxury in a high-demand location — a rare mix investors don’t often find.

Strategic Location, Soaring Demand

Koh Phangan is booming — yet luxury villa supply remains low. KUUL fills a high-demand gap in a premium market.

Strong Returns, Real Assets

Enjoy 18–20+% annual returns, backed by tangible real estate. Monthly interest, yearly dividends, and long-term value — starting from day one.

Exclusive, Low-Density Luxury

Just 18 villas, design-led and eco-conscious. Phase I is nearly complete. Phase II is filling fast — only a few investor spots remain.

Proven Team, Full Transparency

Backed by KPMG audits, 25+ years of hospitality success, and open investor access to all financials and progress.

Secure, Stress-Free Investment

Not a startup. Not a gamble. Just smart capital in a solid asset, built for reliable returns and passive income. Backed with real estate.

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Investors benefits

Investment Overview: Projected ROI and 5-Year Growth Forecast

Initial investment 100,000 €
Expected monthly interest income 1,000 €
Expected monthly dividend 800 €
Annual ROI 18.00 %
Net annual income 21,600 €
Payback period for invested cash flow 4.6 years
Projected asset value after 5 years 208,000 €

Development process

Phase 1 - done!

9 villas – 90% completed. With construction nearing completion, the first 9 villas are already showcasing the signature blend of modern architecture and tropical serenity. Early investors are already seeing the foundations of high-end returns.

Phase 2 - done!

9 villas, building permit obtained – 65% completed. With permits secured, these next 9 villas will expand the KUUL community and offer more guests a chance to experience Koh Phangan’s most refined stay.

Phase 3

9 villas – building permit obtained. With permits secured, these next 9 villas will expand the KUUL community and offer more guests a chance to experience Koh Phangan’s most refined stay.

Phase 4

10 residential houses — Building permit expected in May. A longer-term lifestyle choice. These houses offer the feel of home with the perks of paradise. Ideal for expats, digital nomads or long-term investors seeking sustainable tropical living.

Phase 5

2 large villas with 5 + 5 rooms. Tailored for groups, retreats or premium rentals. These expansive villas are designed to host private events, wellness retreats or multigenerational families — a rare luxury on the island.

Phase 6

3 high-end villas — Building permit expected by end of 2025. The crown jewels of KUUL Villas. These premium properties will feature the most elevated design, highest privacy, and cutting-edge sustainable systems. Ideal for flagship ownership or high-net-worth rental clients.

Here are reasons why Koh Phangan stands out

Koh Phangan is rapidly emerging as a premier destination for real estate investment in Southeast Asia. With its stunning natural beauty, robust tourism sector, and strong rental market, the island offers compelling opportunities for investors.

Booming Tourism Industry

Thailand welcomed over 35 million international visitors in 2024, with Koh Phangan attracting a significant share. The island’s popularity among digital nomads and long-term travelers further boosts its tourism appeal

Attractive Rental Yields

Investors can expect rental yields well into double digits, particularly for luxury villas and properties in prime locations. The island’s growing demand for vacation rentals ensures consistent income for property owners

High Occupancy Rates

Koh Phangan boasts impressive occupancy rates, with luxury accommodations reaching up to 90% during peak seasons. The average occupancy rate across the island remains strong, reflecting its year-round appeal to tourists

Stable Economic Environment

Thailand’s low inflation rate, averaging around 0.4% in 2024, provides a stable economic backdrop for investment. It enhances the purchasing power of tourists and contributes to the country’s attractiveness as a travel destination.

Rising Property Values

The island has seen a significant increase in land prices, with values rising by 46% in a single year. This trend indicates a robust real estate market and promising capital appreciation for investors

Ready to be part of something exceptional?

With construction underway and demand rising, the time to join KUUL is now.
Whether you’re looking for lifestyle returns, passive income, or long-term value — this is an opportunity you don’t want to miss.

We’re opening the doors to a limited group of investors who see the potential of something beautifully built and intentionally rare.

Minimum investment is 5000 euros.

See how things are coming together in real time

Historic moment! 🎉We now have an official addre

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FAQ

Investor Conditions and Payments

Is the investment structured as a loan or equity participation?

The investment takes place via Viirelaid Thailand Resort OÜ.

Can one become a shareholder or is it only a loan?

It’s a combination – each person has equity, accompanied by a loan agreement. Everyone becomes a shareholder, and their share corresponds to the amount they invest.

Does equity participation need to be 1% (approx. €28,000), or can one invest less?

Smaller participation is also possible, starting from €5,000.

When must the funds be ready for investment?

If your investment is 5000-20.000eur then whole investment should transfer after signing contract. If your investment is 20.001- …… then it is divided to 4 installments, to be paid on the 1st of each month starting 1.07.2025. If someone joins on, for example, August 14th, they would need to pay the installments for July 1st and August 1st retroactively, then continue with the monthly schedule.

When should the investment be transferred?

Investments are divided into installments that started in July and follow monthly loan payment schedules based on construction progress.

How are investor payouts planned – as dividends or loan repayments?

The plan is to repay with a fixed 12% annual loan interest, and an additional 6-8%+ as dividends. This can bring the total return to over 18-20+%. Interest payments are made monthly, and dividend payments are made at year-end.

How are dividend taxes handled?

Fixed loan interest has been agreed upon. Since dividend amounts can’t be predicted, they are not defined in the contract.

If the villas don't reach the expected occupancy, will the income be lower accordingly?

Yes, if occupancy is lower, less money will be distributed. However, given the rising demand, we don’t expect this scenario. Still, we can’t predict events like a new pandemic (e.g., Corona 2), so risks always exist.

Can I later sell my shares at a higher price to another company? Will the value increase if the villas' value increases or more villas are built?

Some shareholders have already changed hands quickly last autumn, though at the same price level due to the project not being completed yet. Once finished, it will be easier and more profitable to sell since the project will generate immediate revenue. More villas (5) will be built on this land. After that, no further construction is possible since the area is fully occupied. In one year, land rental prices have increased by 46%, so it will be harder for future investors to achieve the same profitability.

How many shareholders are there currently?

As of March 14th, there are 71 different individuals, some of whom have invested in both projects.

How often do you provide project updates and on-site visits for shareholders?

Zoom meetings are held every two weeks. On-site visits can be arranged anytime – Hegert is always present.

Process for Non-Estonian Citizens

How does the process work if I am not an Estonian citizen?

You have two options:

Estonian e-Residency: You can apply for Estonian e-residency, which is a simple process (link with additional information will be provided).
International Company: You can invest via your international company and become a shareholder.

Can funds be transferred to a chosen bank account?

We can make interest payments to any designated account. However, under Estonian law, the origin of funds must be clearly documented. This ensures compliance and helps avoid potential regulatory issues with our bank accounts.

Legal and Tax Questions

How is financial reporting managed?

All financial reports and invoices are available in a shared Google Drive folder accessible to shareholders and investors. In addition, Zoom meetings take place every two weeks. Legal supervision in Estonia is handled by Karin Oras from the TRINITI law firm.

What are the taxes involved?

VAT is 7%, income tax applies, and Booking.com commissions are around 10–15%.

How long is the land lease, and can it be extended?

30 years – Thai law doesn’t allow longer contracts.

In whose name is the lease signed?

Initially signed by Priit and Hegert as individuals, later transferred to the Estonian company (Viirelaid Thailand Villas OÜ). The Estonian company provides a loan to the Thai company, which handles construction and pays back interest.

Can the landowner cancel the lease?

No, we are registered as the lessee in the land registry for 30 years. Termination would require legal proceedings, which is complicated.

Can you clarify the legal structure? Does the Estonian company hold land-related rights or is another legal entity involved?

The Estonian company owns all land-related rights and necessary documentation.

Villa and Accommodation Details

How big is one villa and how many bedrooms does it have?

Each villa has two bedrooms and one living room. Both bedrooms have their own en-suite bathrooms. The indoor area is 102 m², plus a pool and terrace. Total building area is slightly over 200 m².

Are there discounts for villa owners during low season?

Discounts are offered during low season. Most investors aim to generate income from their investment. If everyone wanted to stay during peak season at discounted rates, it would limit client availability.

How many other accommodation providers are on the island?

Thousands. Koh Phangan hosts several million tourists. There are luxury villas (€500–700/night) and basic Thai-style huts.

Where on the island is the complex located?

KUUL Villas is located in the center of the island. To the right are festivals and parties, to the left are yoga and retreat centers.

One part of the project includes 9 villas, but it seems there are more in total. Why is the project split into segments?

The 9-villa project was launched in August 2024 and is scheduled for completion in September 2025, fully funded by investors. Simultaneously, a second 9-villa project began, with 63.5% investor participation as of July 2025. Both projects operate under the same brand and will eventually be merged. The decision to split the projects was due to local Koh Phangan regulations – building more than 10 villas would require a hotel license, which is difficult to obtain.

Construction and Cost Overview

What is the total construction cost per villa?

€160,000 + furniture + landscaping etc. 9 villas total about €2.8 million.

Have you stayed within budget so far?

In the first phase, the euro weakened against the baht by about 10%. In the second phase, we included a reserve to account for such fluctuations. There have been some costs that went over budget, such as legal advice, bookkeeping, and landscaping. However, overall, everything is under control.

Are cleaning and laundry costs included?

Laundry and cleaning are included in the operator’s price. The operator manages cleaning for many villas, making the cost reasonable.

I noticed a section in the table for founders’ shares. Am I correct that these shares are not tied to financial contribution?

Correct. Founders receive a 10% share plus an additional 10% as compensation for their work and responsibility in ensuring the project’s success over two years. During this period, they do not receive a salary, except for a living allowance for founder Hegert in Koh Phangan, where housing costs are high.

What are the estimated management costs and who oversees the project?

A professional international operator with experience in Koh Phangan projects has been hired. Their fee is 10% of revenue.

Could you detail maintenance costs?

The operator’s fee includes services like laundry, guest check-in/out, pool cleaning, landscaping, transport, and minor services.

Security and Project Management

Is there a need for security personnel or a security company?

The island is very safe. Luxury villas often remain unlocked for days. Security cameras are still recommended.

Will there be an external manager or are you handling management yourselves?

Currently, no external manager is planned. Priit and Hegert are responsible for management.

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