What Are CAM Fees?
CAM fees are a recurring charge collected from every unit owner to fund the general repair, staffing, and upkeep of shared areas in a condominium or gated villa project. In Thailand, the fee is typically administered by the project's condominium juristic person, a legal entity formed under the Thailand Condominium Act that all owners automatically become members of once they hold title.
Unlike the sinking fund, which is a lump sum paid once, CAM fees are billed on a recurring basis, most often collected annually in advance to cover the following 12 months.
CAM Fees vs. Sinking Fund: What's the Difference?
Buyers frequently mix these up, so here's the distinction in one place:
| CAM Fee (Maintenance Fee) | Sinking Fund | |
|---|---|---|
| When it's paid | Recurring, usually billed annually in advance | One time, paid at purchase (and occasionally topped up) |
| What it funds | Day to day upkeep: staff, utilities, cleaning, routine repairs | Major capital expenses: repainting, roof replacement, structural work, equipment overhaul |
| Typical rate | 40 to 150 THB per sqm per month depending on tier | 200 to 500 THB per sqm, paid once |
| Who manages it | Condominium juristic person / management company | Same juristic person, held in reserve |
For a full breakdown of the upfront cost, see our guide to [what a sinking fund is and how it's calculated].
How Much Are CAM Fees in Phuket in 2026?
Rates vary by project size, amenities, and staffing level. Based on current listings and management company data across the island:
| Project Tier | CAM Fee (THB/sqm/month) | Typical Amenities |
|---|---|---|
| Budget condos | 35 to 55 | Basic security, shared pool, minimal landscaping |
| Mid range condos | 55 to 80 | Pool, gym, gardens, 24hr security |
| Luxury / branded residences | 80 to 150+ | Concierge, multiple pools, spa, higher staff ratios |
| Villa estates | 15 to 40 | Estate security, road/common area upkeep, sometimes shared pool maintenance |
The island average sits around 60 THB per sqm per month, but larger developments tend to charge less per unit since fixed costs like security and management salaries are spread across more owners. Smaller boutique projects, by contrast, often carry higher per sqm fees because there are fewer units to absorb the same fixed costs.
What Does the CAM Fee Actually Cover?
A typical CAM fee funds:
- Security staff and access control
- Cleaning and gardening of common areas
- Swimming pool maintenance and chemicals
- Garbage collection and waste management
- Lighting, electricity, and water for shared spaces
- Elevator servicing and common area repairs
- Management office and administrative staff salaries
- Building insurance for common areas (in most, but not all, projects)
Always ask for the itemized budget before buying. Two projects charging the same rate can offer very different service levels.
How CAM Fees Are Calculated
The formula is straightforward:
Unit size (sqm) x CAM rate (THB/sqm) x 12 months = annual CAM fee
For example, a 45 sqm condo in a mid range project charging 65 THB/sqm would cost 45 x 65 x 12 = 35,100 THB per year, usually invoiced as a single upfront payment.
Who Sets the Fee, and Can It Increase?
The condominium juristic person's committee proposes the annual budget, but any increase to the CAM rate must be approved by a three fourths majority vote of unit owners at a general meeting, and the updated rate must be registered with the local Land Office to take legal effect. If you're buying resale, ask to see the minutes from the last one or two AGMs. A pattern of steep annual increases, or a reserve fund that's been drawn down without replenishment, is a red flag worth investigating before you commit.
What Happens If You Don't Pay CAM Fees?
Unpaid CAM fees aren't just a late fee problem. Under Thai condominium law:
- Interest and penalty charges accrue on overdue balances.
- The juristic person can register a claim against the unit, and outstanding fees typically must be cleared before a resale can be transferred at the Land Office.
- Persistent non payment can restrict an owner's voting rights at general meetings.
This matters most to buyers purchasing resale units: always request a debt free certificate from the juristic person confirming CAM fees and sinking fund contributions are fully paid and up to date before transferring ownership.
How to Evaluate CAM Fees Before You Buy
Before signing a reservation agreement, ask the developer or seller for:
- The current CAM rate and the fee history for the past 3 to 5 years
- The most recent audited financial statement for the juristic person
- The reserve (sinking) fund balance and whether any special assessments are planned
- An itemized list of what services and staffing the fee covers
- Minutes from the last AGM, to check for disputes or planned increases
A property advisor who knows the specific project can usually pull this history faster than a buyer working alone, and it can save you from an unpleasant surprise a year after purchase.
Thinking of buying in Phuket?
Our team can pull the CAM fee history and financial statements for any project you're considering before you make an offer. Talk to a Storm Phuket advisor to get a clear picture of total ownership costs, not just the purchase price.
FAQ: CAM Fees in Phuket
Are CAM fees negotiable?
No. The rate is set by the juristic person for all owners and applies equally per square meter. It isn't negotiated per buyer.
Do villa projects charge CAM fees?
Many gated villa estates charge a similar fee, usually lower per sqm than condos, to cover estate security, road maintenance, and shared facilities. Standalone villas outside a managed estate typically don't.
Can I dispute a CAM fee increase?
Increases require a three fourths owner vote to be legally valid. If a project raises fees without that vote and Land Office registration, owners can challenge it.
Is CAM fee included in the sinking fund?
No, they're separate charges with different purposes. See the comparison table above.
Do I pay CAM fees if I rent out my unit, not live in it?
Yes. The fee is tied to ownership of the unit, not occupancy, so it applies whether you live there, rent it out, or leave it vacant.
