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View comparePTT Gas Station — Thap Sakae : Investment Opportunity
Investment Opportunity
PTT Gas Station — Thap Sakae
Prachuap Khiri Khan Province, Thailand
75M
THB / Asking Price
15+
Rai / Freehold Land (~6.1 acres)
183M
THB / Annual Revenue
Business Overview
PTT Gas Station, Thap Sakae | Investment Summary
Asking Price
75M THB
Includes land + buildings + operating business
Total Annual Revenue (FY 2024)
183.34M THB
Combined from 2 companies
Bank Appraisal Value
60M THB
Max financing 70% = 42M THB
PTT Dealer Contract Remaining
~8 Years
Expires 31 Aug 2031
Land & Location
| Location | Phetkasem Road (Highway 4), Bangkok-bound lane |
| Address | 175 Moo 1, Thap Sakae, Prachuap Khiri Khan 77130 |
| Total Land Area | 15 Rai 2 Ngan 6.8 Sq.Wah (~6.1 acres) — 5 freehold title deeds |
| Road Frontage | 103 meters (Phetkasem Rd) |
| Depth | 214 meters |
| Plot Type | Corner lot with public road access on side |
| Parking | 100+ vehicles (20 trailer trucks + 80+ cars) |
Buildings & Facilities
| Fuel Station | ||
|---|---|---|
| Fuel Islands | 2 | islands |
| Dispensers (Tatsuno) | 9 | units |
| Nozzles | 40 | nozzles |
| Underground Tanks | 150,000 | liters |
| Buildings & Rental Spaces | ||
|---|---|---|
| Commercial Units | 8 | units |
| Kiosk Shops | 9 | units |
| Guest Rooms | 4 | rooms |
| Rowhouse Rentals | 10 | rooms |
| Food Court | 1 | unit |
| Restrooms | 2 | bldgs |
Underground Fuel Storage
| Fuel Type | Tanks | Capacity (L) |
|---|---|---|
| Diesel B7 | 2 | 60,000 |
| Gasohol 91 | 1 | 30,000 |
| Gasohol 95 | 1 | 30,000 |
| E20 | 1 | 15,000 |
| Gasohol 95 Premium | 1 | 15,000 |
| Total | 6 tanks | 150,000 |
Land Title Deeds — Gas Station
5 Freehold Title Deeds | Total 15 Rai 2 Ngan 6.8 Sq.Wah (~6.1 acres)
Title Deed Registry
| Plot | Title No. | Survey No. | Area (Rai-Ngan-Sq.Wah) | Registered Owner | Acquired |
|---|---|---|---|---|---|
| 1 | 5070 | 2674 | 1-3-64.90 | Khun Prakit (Individual) | 26 Oct 1995 |
| 2 | 5109 | 2675 | 2-2-39.20 | Khun Prakit (Individual) | 24 Oct 1995 |
| 3 | 4754 | 2435 | 3-2-18.60 | P.C. Thap Sakae Co., Ltd. | 25 Aug 1994 |
| 4 | 4947 | 2507 | 5-2-84.10 | P.C. Thap Sakae Co., Ltd. | 3 Apr 1995 |
| 7 | 23272 | 6312 | 1-3-54.00 | P.C. Thap Sakae Co., Ltd. | 15 Oct 2019 |
| Total — 5 Titles (Gas Station) | 15-2-06.80 | = 15.267 Rai (~6.1 acres / ~24,427 sqm) | |||
Key Notes: Plots 1 & 2 are registered under individual name (Khun Prakit); plots 3, 4 &
7 under P.C. Thap Sakae (1994) Co., Ltd. | OD facility (10M THB) is secured by title deeds #4947, #4754, #5070
and #5109 — can be released upon full repayment at closing. | All 5 plots are contiguous on Phetkasem Road with
103m frontage and 214m depth.
PTT Dealer Contract — Key Terms
| Item | Detail |
|---|---|
| Contract Type | Authorized PTT Fuel Dealer (Station) |
| Counterparty | PTT Oil & Retail Business PCL (PTT OR) |
| Original Term | 10 years (1 Sep 2011 – 31 Aug 2021) |
| Renewed Term | 10 years (1 Sep 2021 – 31 Aug 2031) — ~8 years remaining |
| Min. Fuel Purchase | 460,000 liters/month |
| Lubricant Purchase | Min. 200 liters/month |
| Marketing Margin | Based on fuel type price differential (purchase vs. retail) |
| Deposit | 300,000 THB |
| PTT-Provided Equipment | 9 Tatsuno dispensers, 6 STP pumps, PTT signage (canopy, highway pole, price sign, A-sign, facia set, HWS logo) |
Insurance & Guarantees
| Item | Provider | Amount (THB) | Notes |
|---|---|---|---|
| Property Insurance | Bangkok Insurance PCL | 40,000,000 | Annual renewal (Jan 2026–2027). Covers: commercial buildings, food court, restrooms, guest rooms, station, 7-Eleven, Amazon |
| Bank Guarantee — Bangkok Bank | Bangkok Bank | 100,000 | Interest-bearing deposit, Acct. 282-3-00203-9 |
| Bank Guarantee — TMBThanachart | TMBThanachart Bank | 160,000 | Interest at 1.25% |
| PEA Electricity Guarantee | Provincial Electricity Authority | 300,000 | Letter of guarantee |
| Total Guarantees & Deposits | 560,000 | + PTT Deposit 300,000 | |
Revenue Summary — FY 2024
P.C. Thap Sakae (1994) Co., Ltd. + P.K. Store Supply Co., Ltd.
Company 1: P.C. Thap Sakae (1994) — Fuel Station + Rental Income
| Fuel Revenue | Liters/Month | Liters/Year | Revenue/Year (THB) |
|---|---|---|---|
| Gasohol 95 | 42,707 | 512,482 | 18,048,892 |
| Gasohol 91 | 17,929 | 215,143 | 7,430,429 |
| Gasohol E20 | 19,197 | 230,367 | 7,686,127 |
| Diesel B7 | 368,332 | 4,419,979 | 132,926,472 |
| Gasohol 95 Premium | 633 | 7,596 | 325,092 |
| Lubricants | - | - | 119,828 |
| Total Fuel Revenue | 448,797 | 5,385,568 | 166,536,840 |
| Other Revenue | Per Month (THB) | Per Year (THB) |
|---|---|---|
| Space Rental (Station Area) | 54,024 | 648,290 |
| Building Rental | 323,817 | 3,885,800 |
| ATM Space Rental | 7,206 | 86,467 |
| Electricity (Collected) | 62,492 | 749,904 |
| Water Supply (Collected) | 4,639 | 55,664 |
| Common Area Fees | 70,246 | 842,953 |
| Promotions + Misc. | 2,605 | 37,773 |
| Total Other Revenue | 525,027 | 6,306,851 |
| Total — P.C. Thap Sakae (1994) | 172,843,691 THB/Year |
Company 2: P.K. Store Supply — Café Amazon + 7-Eleven
| Revenue Item | Per Month (THB) | Per Year (THB) |
|---|---|---|
| Café Amazon Sales | 395,549 | 4,746,591 |
| 7-Eleven Profit Share | 470,922 | 5,651,063 |
| Interest Income | 3,536 | 42,436 |
| Promotional Income | 2,409 | 28,911 |
| Space Rental | 2,336 | 28,037 |
| Other Income | 80 | 957 |
| Total — P.K. Store Supply | 874,833 | 10,497,995 |
Combined Revenue — 2
Companies — FY 2024
Total Annual Revenue
183.34M
Avg Monthly Revenue
15.28M
Fuel Volume/Month
448,797 L
Diesel B7 = 82%
Operating Expenses — FY 2024
Year-over-year comparison (FY 2023 vs FY 2024)
Company 1: P.C. Thap Sakae (1994) — Fuel Station + Rental
| Expense Category | FY 2023 (THB) | FY 2024 (THB) | Avg/Month | YoY |
|---|---|---|---|---|
| Salaries & Compensation | 4,089,053 | 3,350,112 | 279,176 | -18% |
| Depreciation | 3,007,874 | 2,974,115 | 247,843 | -1% |
| Utilities Allowance | 1,670,393 | 1,429,914 | 119,160 | -14% |
| Sales Promotions | 1,265,402 | 960,191 | 80,016 | -24% |
| Bank Fees & Charges | 947,452 | 815,318 | 67,943 | -14% |
| Petty Cash Expenses | 439,746 | 456,319 | 38,027 | +4% |
| Non-deductible Expenses | 184,042 | 383,755 | 31,980 | +109% |
| Repairs & Maintenance | 187,704 | 104,628 | 8,719 | -44% |
| Fuel for Operations | 97,747 | 102,025 | 8,502 | +4% |
| Insurance Premiums | 73,149 | 73,067 | 6,089 | — |
| Property & Building Tax | 62,826 | 74,125 | 6,177 | +18% |
| Other (audit, cleaning, printing, etc.) | 287,278 | 140,301 | 11,692 | -51% |
| Total Expenses — Co. 1 | 12,312,666 | 10,863,870 | 905,323 | -12% |
Company 2: P.K. Store Supply — Café Amazon + 7-Eleven
| Expense Category | FY 2023 (THB) | FY 2024 (THB) | Avg/Month | YoY |
|---|---|---|---|---|
| Rent (Store Space) | 829,500 | 1,163,399 | 96,950 | +40% |
| Salaries & Compensation | 981,295 | 1,113,322 | 92,777 | +13% |
| Commission | 319,292 | 328,927 | 27,411 | +3% |
| Common Area Fees | 248,400 | 276,892 | 23,074 | +11% |
| Royalty & License Fees | 325,910 | 263,834 | 21,986 | -19% |
| Write-offs & Non-deductible | 6,874 | 100,607 | 8,384 | new |
| Other (insurance, delivery, tax, repairs, etc.) | 510,047 | 333,131 | 27,761 | -35% |
| Total Expenses — Co. 2 | 3,221,318 | 3,580,112 | 298,343 | +11% |
Combined Operating
Expenses — FY 2024
Total Annual Expenses
14.44M
Avg Monthly Expenses
1.20M
YoY Change
-7.1%
Costs well-managed
Note: The fuel net profit of ฿0.8/liter used in ROI calculations already accounts for these
operating expenses. Top 3 cost items are: Salaries (31%), Depreciation (21%), and Rent (8%). Year-over-year
total expenses declined 7.1%, demonstrating effective cost management. Depreciation is a non-cash expense
(~3.0M/year) which improves actual cash flow.
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Contracts / Returns / Growth Potential
Key Information for Investment Decision
Active Contracts & Obligations
| Contract | Counterparty | Term | Remaining | Deposit |
|---|---|---|---|---|
| PTT Dealer Agreement | PTT Oil & Retail Business PCL | 10 yrs (renewed to 31 Aug 2031) | ~8 yrs | 300,000 |
| Café Amazon | PTT Oil & Retail Business PCL | Expires 17 Aug 2028 | ~5 yrs | — |
| 7-Eleven | CP ALL PCL | — | Pending Renewal | — |
| ATM — Bangkok Bank | Bangkok Bank | Dec 2024–May 2027 | ~4 yrs | — |
| ATM — Kasikorn Bank | Kasikorn Bank | Jul 2023–Jun 2025 | ~2 yrs | — |
| Property Insurance | Bangkok Insurance PCL | Annual (Jan 2026–2027) | Insured: 40M | — |
| Overdraft (OD) Facility | Kasikorn Bank | Since Nov 2012 | Active | — |
| Bank Guarantees (PEA + Banks) | Bangkok Bank / TMBThanachart | Various | — | 560,000 |
Key Obligations: OD facility 10M THB at MOR-2% (secured by 5 title deeds — can be repaid and
released at closing) | PTT contract requires min. purchase of 460,000 liters/month + 200 liters lubricant | Bank
guarantees total 560,000 THB (PEA electricity + bank deposits) | Bank financing available up to 70% of appraised
value
Estimated Return on Investment (ROI)
| Profit Source (Per Month) | Conservative | Base | Optimistic |
|---|---|---|---|
| Fuel (Net Profit ฿0.8/liter) | 224,399 | 359,038 | 430,845 |
| 7-Eleven Profit Share | 423,830 | 470,922 | 565,106 |
| Property & Building Rental (80%) | 277,233 | 308,037 | 308,037 |
| Amazon + Utilities + Others | 75,000 | 91,447 | 117,554 |
| Est. Net Profit/Month | ~1.00M | ~1.23M | ~1.42M |
Net Profit/Year (Base)
~14.8M
Annual ROI (Base)
16.9%
Payback Period
5–7 Yrs
Depends on renovation
Growth Opportunities
1
15+ Rai prime highway land — Large site with expansion potential for additional
buildings or services
2
Renovate 7-Eleven (new format) — Budget ~7.92M THB, expected sales uplift
post-renovation
3
Renovate Café Amazon — Budget ~4.50M THB, refresh to attract new customers
4
Rebrand station as Landmark Destination — Boost fuel & Non-Oil Income to full
potential
5
Future EV Charging Hub — 15+ Rai on a major highway, ideal for energy transition
Non-Oil profit share is ~71% (7-Eleven 38% + Rental 25% + Amazon & Others 8%) —
well-diversified income, not dependent on fuel alone. Investors skilled in property and Non-Oil management have
significant upside potential.
This document is for preliminary consideration only and does not constitute financial advice
| March 2026
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