Become an Investor

This is koh phangan. This is kuul.

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

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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.

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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.

  • 9 villas ready by September 2025
  • 3 more completed in December
  • Final 6 underway — limited opportunities remain

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
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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 – 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.

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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

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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 16900 euros. 

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See how things are coming together in real time

FAQ

Investor Conditions and Payments

The investment is made through Viirelaid Thailand Villas OÜ.

The investor signs a shareholder loan agreement with the Estonian company, which provides a 12% annual interest rate.
In addition, the investor receives shareholder status and the right to receive dividends.

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.

The minimum investment is €16900.
There is no maximum limit.

The first guests have already stayed in the villas, and full occupancy begins at the end of December 2025.
The first payout will be made at the end of January or the beginning of February, followed by monthly payouts based on the previous month’s actual rental income.

The investment earns a fixed 12% annual interest, paid out monthly.
In addition, we distribute 6–8%+ dividends at the end of the year, which can bring the total annual return to over 18–20%+.

The 12% interest is paid only to the extent that actual cash flow allows.
If results are lower than expected, payouts decrease accordingly.
All investors are treated equally — there are no priority levels or special conditions.

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

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).

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.

As of November 02nd, there are 100+ different individuals, whom have invested in project.

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.

 
 

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

The projected return is 15–20%+ per year, with a realistic target of 17.5–20%.
The return consists of:

  • 12% interest on the shareholder loan (paid monthly when cash flow is active)

  • an end-of-year dividend (distribution of rental profit)

These figures are projections, not guarantees.

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

You have two options:

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

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

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.

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

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.

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.

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

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

Villa and Accommodation Details

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.

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%).

 
 

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.

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

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.

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.

ChatGPT said:

Yes.

  • Stable electricity supply

  • Reliable water system (own deep well + storage tanks)

  • Regular waste collection

  • Well-maintained roads

  • Strong telecommunications coverage

  • 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

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

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.

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

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.

A professional international operator with experience in Koh Phangan projects has been hired. Their fee is 12% of revenue.

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

The first 9 villas are essentially completed (furniture, kitchens, lighting, interior finishes).
The next 9 villas are 60–75% finished.
Additionally, there are 2 small one-bedroom villas and 2 large four-bedroom villas in the planning and permitting stage.

To complete the next 9 villas (currently 60% finished).
More operating villas mean higher total rental income and more efficient management.

Several million euros have already been raised.
Approximately €1.6 million is still needed to complete the 9 villas.
For the planned expansion (4 additional villas), the estimated cost is €2.3–2.5 million.

Security and Project Management

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.

  • 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

Priit – concept development, interior design, marketing, and guest experience (drawing from the Viirelaid background).

Hegert – construction, project management, permitting, quality control, and all technical aspects.

Both:

  • are fully involved in the project,

  • receive only minimal salary,

  • and their main motivation is a 10% share of future rental revenue.

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