Questions
& Answers

You are acquiring a 23-year leasehold right of use over a luxury villa within the Sea & Sky development, granted directly by the landowner (A.B. Capital Ltd.). You may purchase a full villa or a fractional share — starting from 10% of the villa's value.

Your rights are formally registered in the purchase agreement and may be transferred or sold to a third party, subject to the company's Right of First Refusal.

At the end of the leasehold term, the land reverts to its original owners — with an option to extend the agreement.

The development comprises 23 luxury pool villas in two configurations:

• ● Villa Type D — three-room villa (two bedrooms), 180 sqm
• ● Villa Type F — two-room villa (one bedroom), 120 sqm

Every villa includes a private pool and is constructed to European building standards.

The minimum entry point is 10% of a villa's value — and shares can be increased in 10% increments, up to a full villa.

The capital raise is structured across three rounds, with the most attractive terms reserved for early participants.

Pricing in each round reflects the project's stage of development and corresponding risk profile. Early entrants benefit from the lowest pricing.

Yes. In addition to the round-based pricing, we offer cumulative benefits to investors entering at higher commitment levels.

The model is based on three separate agreements — two mandatory and one optional:

• ● Villa Purchase Agreement: payment for the 23-year leasehold right of use, with the right registered against the landowner. There is no monthly or annual lease fee.
• ● Estate Management Agreement: covers the full upkeep of the development — landscaping, security, cleaning of common areas, pools, and infrastructure.
• ● Hotel Rental Agreement (optional): initial 5-year term with automatic 5-year renewals.

Rental income is split between the villa owners and the management company. The management company funds full hotel operations — international marketing, guest hospitality, housekeeping, ongoing maintenance, and front-of-house services.

Important to understand:

• ● We do not guarantee returns — income depends on occupancy, nightly rates, and market conditions
• ● At the end of the 23-year leasehold, the land reverts to the original owners, with an option to extend

Investors who choose not to opt into the rental agreement retain full personal use of the villa.

A hotel license is the official authorization to operate a property for short-term rental, in accordance with the Thailand Hotel Act.

Securing the license is no accident — it is the result of deliberate planning, regulatory compliance, and preparing the project to meet the required standards from the earliest stages of design and construction.

In practice, a significant portion of private villas in Koh Samui operate without a hotel license — exposing them to regulatory risk and operational restrictions. At Sea & Sky, we operate in a fully regulated, transparent, and structured manner.

For investors, this means a property designed and managed correctly, with a stable operational foundation and the ability to rent legally and consistently over time.

Management is handled by SEA & SKY HOTELS AND RESIDENCE CO., LTD — the project's dedicated management company, operating from Koh Samui.

The operation includes ongoing guest management, international marketing, full maintenance, and hospitality services — all under the direct responsibility of the same team that built the project.

The key advantage is continuity: the same team that designs and builds the project is the one that operates it long-term, with full familiarity of the assets and the standards established from day one.

For investors, the implication is simple: professional, continuous management — without the need for day-to-day involvement from afar.

Yes. As a leasehold rights holder, you are entitled to personal use of the villa. Two options apply:

• ● Villa without a hotel rental agreement: the villa is fully at your disposal throughout the leasehold period.
• ● Villa under a hotel rental agreement: personal use can be reserved subject to the booking calendar. Terms and conditions are set out in the agreement.

Investors holding a fractional share (rather than a full villa) may schedule personal use in proportion to their ownership percentage and in coordination with the other co-owners.

Yes. The leasehold right is transferable and can be sold to a third party, subject to the company's Right of First Refusal — meaning the company has the first right to acquire the rights at the price offered by an external buyer.

This mechanism gives investors an orderly exit path should circumstances change, while ensuring the development's community standards are preserved.

We recommend approaching this as a medium-to-long-term investment, in order to fully benefit from the project's operational lifecycle.

The agreement includes a structured mechanism for addressing extreme circumstances — such as a global pandemic, natural disaster, or state of war. The mechanism is designed to protect the stability of the project and ensure all investors are treated fairly under exceptional conditions. Full details are set out in the purchase agreement.

When buying a standalone villa in Samui, you face significant costs beyond the purchase price: furniture and hospitality-grade fit-out ($30K–$60K), establishing a rental operation, sourcing tenants, guest management, ongoing maintenance, and marketing.

The Sea & Sky model works differently:

• ● Lower entry threshold: participate from $33K instead of $300K+
• ● Optional diversification: acquire shares in multiple villas across the development to reduce single-asset exposure
• ● Professional management: dedicated local team, international marketing, full hotel license
• ● Transparent revenue split between villa owners and the management company

Instead of managing a single asset remotely, you enter a fully built and structured operating system.

International real estate investment carries risks that should be fully understood:

• ● Returns are not guaranteed: income depends on occupancy and market rates, which may fluctuate.
• ● Regulatory risk: changes in Thai legislation relating to tourism, rentals, or taxation.
• ● Tourism risk: global events (pandemics, natural disasters, geopolitics) may affect tourism in Thailand.