Reference
·Supporting source
Thailand Premium Beach Club IRR by Format
18-45% unlevered IRR; villa-resort lounges top, dedicated day-clubs base
IRR by format for Thai premium beach-club, sunset-bar and day-club projects 2026 to 2027: dedicated beach day-club with land-lease structure (Cafe del Mar Phuket model) targets 18 to 24 percent unlevered IRR at THB 250 to 400 million all-in capex; hotel-anchored beach club (XANA, Anantara) targets 22 to 28 percent on incremental capex of THB 80 to 180 million; villa-resort sunset lounge (Sri Panwa Baba Nest, Trisara Headland, Six Senses Reverie) targets 32 to 45 percent on incremental capex of THB 35 to 80 million; Bangkok rooftop (Octave, Sky Bar, Vertigo) targets 26 to 34 percent on incremental capex of THB 60 to 150 million. The IRR ranking inverts cost basis: villa-resort and hotel-anchored formats run highest margin, but the most credentialed venues are dedicated beach day-clubs that carry the highest absolute capex.
Figure in context
IRR by format for Thai premium beach-club, sunset-bar and day-club projects 2026 to 2027: dedicated beach day-club with land-lease structure (Cafe del Mar Phuket model) targets 18 to 24 percent unlevered IRR at THB 250 to 400 million all-in capex; hotel-anchored beach club (XANA, Anantara) targets 22 to 28 percent on incremental capex of THB 80 to 180 million; villa-resort sunset lounge (Sri Panwa Baba Nest, Trisara Headland, Six Senses Reverie) targets 32 to 45 percent on incremental capex of THB 35 to 80 million; Bangkok rooftop (Octave, Sky Bar, Vertigo) targets 26 to 34 percent on incremental capex of THB 60 to 150 million. The IRR ranking inverts cost basis: villa-resort and hotel-anchored formats run highest margin, but the most credentialed venues are dedicated beach day-clubs that carry the highest absolute capex.
IRR by format for Thai premium beach-club, sunset-bar and day-club projects 2026 to 2027: dedicated beach day-club with land-lease structure (Cafe del Mar Phuket model) targets 18 to 24 percent unlevered IRR at THB 250 to 400 million all-in capex; hotel-anchored beach club (XANA, Anantara) targets 22 to 28 percent on incremental capex of THB 80 to 180 million; villa-resort sunset lounge (Sri Panwa Baba Nest, Trisara Headland, Six Senses Reverie) targets 32 to 45 percent on incremental capex of THB 35 to 80 million; Bangkok rooftop (Octave, Sky Bar, Vertigo) targets 26 to 34 percent on incremental capex of THB 60 to 150 million. The IRR ranking inverts cost basis: villa-resort and hotel-anchored formats run highest margin, but the most credentialed venues are dedicated beach day-clubs that carry the highest absolute capex.
Time scope
FY2026-FY2027 project IRR
Source basis
Supporting source
Interpretation notes
What this tells you
IRR by format for Thai premium beach-club, sunset-bar and day-club projects 2026 to 2027: dedicated beach day-club with land-lease structure (Cafe del Mar Phuket model) targets 18 to 24 percent unlevered IRR at THB 250 to 400 million all-in capex; hotel-anchored beach club (XANA, Anantara) targets 22 to 28 percent on incremental capex of THB 80 to 180 million; villa-resort sunset lounge (Sri Panwa Baba Nest, Trisara Headland, Six Senses Reverie) targets 32 to 45 percent on incremental capex of THB 35 to 80 million; Bangkok rooftop (Octave, Sky Bar, Vertigo) targets 26 to 34 percent on incremental capex of THB 60 to 150 million. The IRR ranking inverts cost basis: villa-resort and hotel-anchored formats run highest margin, but the most credentialed venues are dedicated beach day-clubs that carry the highest absolute capex.
What not to do with it
Use the linked report for interpretation and keep basis differences explicit.
Related figures
Adjacent numbers that add context without drowning the value.
Thailand Premium Beach Club Sunset Bar and Day Club Market Size
Insight derivation from operator tariff disclosures, AOT Phuket throughput, TAT inbound receipts, IMARC global beach-club outlook 2024
Thailand Premium Beach Club Day-Bed and Cabana Average Selling Price
Catch Beach Club Phuket reservations Nov 2025, Cafe del Mar Phuket reservations Dec 2025, XANA Beach Club events Dec 2025, Anantara Mai Khao dining Oct 2025
International DJ Headline Booking Cost for Thai Beach-Club and Rooftop Venues
Cafe del Mar Phuket lineup Dec 2025, XANA Beach Club events Dec 2025, agent-roster disclosure compilations, Insight derivation
Phuket Krabi BMA Premium Venue Licensing Reform: Q3 2026 Effect Date
Ministry of Interior briefing Nov 2025, Provincial Office Phuket and Krabi materials, BMA signalling
Thailand Premium Beach Club Location Mix
Insight derivation from operator disclosures, hotel-anchored inventory, AOT Phuket throughput
Thailand Premium Beach Club F and B and Cabana Gross Margin
Operator tariff disclosures Catch Beach Phuket, Cafe del Mar Phuket, Sri Panwa, Six Senses Yao Noi, Insight derivation from F and B benchmarking
Report context
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Profiles covered in the report that cite this number.