Become an Investor
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 17 000 (for foreigners) 10 000 (for Estonians)
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.
- The first 9 villas are completed, furnished, and generating rental income.
- The next 9 villas are approximately 75% completed.
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.
Investors benefits
- 10% off your entire booking
- VIP transfer to and from the villas
- Champagne and fruit platter upon arrival
- 15% discount on scooter rentals and tours
- 10% off Viirelaid services and accommodations
- 20% discount on Kuul Stay Virtsu accommodation
- Free access to our investor club
- 10% off all paid club events
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 – 100% completed and 80% booked at all times. 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 – 85% 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.
Ready to be part of something exceptional?
With construction underway and demand rising, the time to join KUUL is now. 9 Villas 100% ready and 80% booked at all times.
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 17 000 euros.
See how things are coming together in real time
FAQ
Investor Conditions and Payments
How does the investment process work?
Investors enter into a shareholder loan agreement with an Estonian company.
The investor becomes a shareholder, gaining rights to dividends and voting participation.
If the investor does not have an existing company, the KUUL Villas team can assist, if needed, with the e-Residency application and company formation process.
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.
What is the minimum investment amount?
The minimum investment is 17 000€
There is no maximum limit.
The investment structure is designed to be flexible, enabling participation by both smaller and larger investors. All investors are treated equally, regardless of investment size or entry date.
When will the first payout take place?
The project was officially launched on 20 January 2026.
The first investor payout will take place on 1 April 2026 and thereafter quarterly (every 3 months).
This timing allows us to stabilize operational cash flow, gather realistic occupancy data, and maintain a sustainable and predictable payment schedule. Our objective is not fast payouts, but well-structured and consistent distributions that support long-term returns.
What happens if the projected return is not achieved?
The 12% interest is paid in line with actual cash flow. As this is a long-term real estate project, fluctuations during the initial operating years are anticipated. If part of the return is not realized in the early phase, it is compensated over subsequent periods.
The project is based on a strong location, a long-term land lease, and a realistic business model designed to generate investor returns over the full investment horizon.
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.
How long will the project operate? Does the exit have to happen after 30 years?
A 30-year term is the maximum lease period allowed by law — a standard practice in Thailand and across Asia.
An exit is typically considered in years 6–7, when:
investors have earned back their capital plus interest,
the value of the property has increased,
a potential sale to a fund or a larger institutional investor becomes feasible.
The final decision is made through a shareholder vote (75% majority required).
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 November 02nd, there are 100+ different individuals, whom have invested in project.
Do investors have their own information hub?
Yes.
Every month we provide:
a live investor meeting,
a full recording,
a written summary,
a Q&A session,
real-time financial data and budget updates.
Investors are always kept fully informed.
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.
What is the expected return?
Projected return: 17.5–20% per year.
The return consists of two components:
• 12% fixed interest on the shareholder loan (paid based on actual cash flow)
• Dividend component from rental profits
Please note: Returns are not guaranteed. This projection is based on historical market occupancy, rental pricing, and the project’s financial model.
Do investors receive any discounts?
Yes — investors receive a 10% discount from standard rates.
Larger discounts are not offered, as they would negatively affect overall returns.
Off-season discounts, if any, are decided collectively through a vote.
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?
The land is leased under a 30-year lease agreement, which is the only legally accepted way to use property in Thailand.
Under this structure, the leaseholder:
has full possession rights,
can apply for building permits,
can develop and operate the property.
The lease can only be terminated if rent is not paid.
In whose name is the lease signed?
Originally, Priit and Hegert signed the agreement as private individuals.
Later, the lease was transferred to the Estonian company Viirelaid Thailand Villas OÜ.
The Estonian company provides a loan to the Thai company, which carries out the construction and repays the 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.
How is the property managed, and who serves the guests?
The operator is a French–Thai couple, considered one of the top service providers in the region.
Services include cleaning, gardening, pool maintenance, technical support, and 24/7 on-call assistance.
The management fee is 12% of total revenue (compared to the market average of 18–40%).
How far in advance are the villas booked?
The first villa has already hosted guests.
From December 23–24 through the end of January, occupancy is fully booked.
The operator’s entire portfolio is 100% booked from January to March.
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.
How are moisture and mold issues addressed?
ChatGPT said:
The villas are built on raised pillars to protect them from ground moisture.
They use tempered glass and high-quality structural profiles.
Air conditioners operate even when the villa is unoccupied and include a dehumidifying program.
All finishing materials are selected specifically for tropical conditions.
Moisture issues are common in cheaper villas — our construction standards are designed to prevent them.
Does the island’s infrastructure support the project?
ChatGPT said:
Yes.
Stable electricity supply
Reliable water system (own deep well + storage tanks)
Regular waste collection
Well-maintained roads
Strong telecommunications coverage
What makes Koh Phangan special?
Over 5,000 Estonians visit each year
Two-thirds of the island is a national park, meaning construction opportunities are very limited
Rental rates can reach €650 per night
Annual tourist numbers range from 1 to 4 million
Long high season: December–April, plus July
Construction and Cost Overview
How much capital has been raised and how much is still needed?
Raised: €5.2 million
Required to complete: Approximately €1.6 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.
Can the project timelines be met?
The first villas were completed despite labor shortages, the rainy season, and supply challenges.
The second-phase villas are progressing faster: processes are established, the team is trained, and logistics routes are optimized.
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 12% 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.
What is the current construction status?
The first 9 villas are completed, furnished, and generating rental income.
The next 9 villas are approximately 75% completed.
The project is being developed in phases, enabling early rental revenue and gradual expansion.
Why is additional funding needed if 9 villas are already completed?
To complete the next development phase and increase the number of operational villas.
More villas result in higher total rental revenue and improved management efficiency.
Security and Project Management
How is transparency ensured?
All investors have access to dedicated Google Drive folders containing bank statements, invoices, reports, construction costs, photos, and videos.
A monthly investor meeting is held, including a full recording and a written summary.
What are the main risks?
Changing regulations in Thailand (e.g., new construction requirements)
Currency risk due to EUR/THB fluctuations
Rising construction and electricity connection costs
Climate risk is low — the project is located on a hill with no flooding or tsunami exposure
Who manages the project, and what is their motivation?
Priit – Concept, interior design, marketing, guest experience
Hegert – Construction, project management, permits, quality control
Both hold a 10% ownership stake in the project and receive 10% of future rental income.
