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View comparePTT Tap Sakae, Prachuap Khiri Khan — Investment Information for a 75 Million Baht Service Station
Investment Opportunity
PTT Gas Station — Thap Sakae
Prachuap Khiri Khan Province
75 M
Baht / Selling Price
15+
Rai / Freehold (~6.1 Acres)
183 M
Baht / Annual Revenue
Business Overview
PTT Thap Sakae Gas Station | Investment Summary
Selling Price
75 M Baht
Includes Land + Buildings + Ongoing Business
Total Annual Revenue (FY2024)
183.34 M Baht
From 2 Companies
Bank Appraisal Value
60 M Baht
Maximum Loan 70% = 42 M Baht
Remaining PTT Dealership Contract
~8 Years
Expires August 31, 2031
Land & Location
| Location | Phetkasem Road (Highway 4), Inbound to Bangkok |
| Address | 175 Moo 1, Thap Sakae Subdistrict, Thap Sakae District, Prachuap Khiri Khan 77130 |
| Total Land Area | 15 Rai 2 Ngan 6.8 Sq. Wah (~6.1 Acres) — 5 Title Deeds |
| Road Frontage | 103 Meters (Phetkasem Road) |
| Depth | 214 Meters |
| Land Characteristics | Corner plot with public road on the side |
| Parking | 100+ Cars (20 Trailers + 80+ Passenger Cars) |
Buildings & Structures
| Gas Station | ||
|---|---|---|
| Fueling Islands | 2 | Islands |
| Fuel Dispensers (Tatsuno) | 9 | Dispensers |
| Nozzles | 40 | Nozzles |
| Underground Tanks | 150,000 | Liters |
| Buildings & Rental Areas | ||
|---|---|---|
| Commercial Rooms | 8 | Rooms |
| Shops (Kiosks) | 9 | Shops |
| Guest Rooms | 4 | Rooms |
| Rental Row Houses | 10 | Rooms |
| Food Court | 1 | Building |
| Public Restrooms | 2 | Buildings |
Underground Fuel Storage Tanks
| Fuel Type | Number of Tanks | Capacity (Liters) |
|---|---|---|
| Diesel B7 | 2 | 60,000 |
| Gasohol 91 | 1 | 30,000 |
| Gasohol 95 | 1 | 30,000 |
| E20 | 1 | 15,000 |
| Premium Gasohol 95 | 1 | 15,000 |
| Total | 6 Tanks | 150,000 |
Land Deeds — Gas Station
5 Title Deeds | Total 15 Rai 2 Ngan 6.8 Sq. Wah (~6.1 Acres)
Land Deed Registration
| Plot | Deed No. | Land No. | Area (Rai-Ngan-Sq.Wah) | Owner | Acquisition Date |
|---|---|---|---|---|---|
| 1 | 5070 | 2674 | 1-3-64.90 | Khun Prakit (Individual) | Oct 26, 1995 |
| 2 | 5109 | 2675 | 2-2-39.20 | Khun Prakit (Individual) | Oct 24, 1995 |
| 3 | 4754 | 2435 | 3-2-18.60 | P.C. Thap Sakae (1994) Co., Ltd. | Aug 25, 1994 |
| 4 | 4947 | 2507 | 5-2-84.10 | P.C. Thap Sakae (1994) Co., Ltd. | Apr 3, 1995 |
| 7 | 23272 | 6312 | 1-3-54.00 | P.C. Thap Sakae (1994) Co., Ltd. | Oct 15, 2019 |
| Total — 5 Deeds (Gas Station) | 15-2-06.80 | = 15.267 Rai (~6.1 Acres / ~24,427 Sq.M.) | |||
Important Note: Plots 1 & 2 are registered under an individual (Khun Prakit). Plots 3, 4 & 7 are registered under P.C. Thap Sakae (1994) Co., Ltd. | The OD limit (10 M Baht) is collateralized by deeds #4947, #4754, #5070, and #5109 — the mortgage can be discharged upon full repayment on the transfer date | All 5 land plots are contiguous on Phetkasem Road, with a frontage of 103 m and a depth of 214 m.
PTT Dealership Agreement — Key Terms
| Item | Details |
|---|---|
| Contract Type | PTT Fuel Dealer (Service Station) |
| Contracting Party | PTT Oil and Retail Business Public Company Limited (PTT OR) |
| Original Contract Term | 10 Years (Sept 1, 2011 – Aug 31, 2021) |
| Renewed Contract | 10 Years (Sept 1, 2021 – Aug 31, 2031) — ~8 Years Remaining |
| Minimum Fuel Purchase | 460,000 Liters/Month |
| Lubricant Purchase | Minimum 200 Liters/Month |
| Marketing Margin | Based on the price difference for each fuel type (purchase price vs. retail price) |
| Security Deposit | 300,000 Baht |
| PTT Provided Equipment | 9 Tatsuno dispensers, 6 STP pumps, PTT signs (island canopy, highway pole, price sign, A-sign, fascia set, HWS sign) |
Insurance & Guarantees
| Item | Provider | Amount (Baht) | Notes |
|---|---|---|---|
| Property Insurance | Bangkok Insurance Public Company Limited | 40,000,000 | Annual renewal (Jan 2026–2027) Coverage: Commercial buildings, food court, restrooms, guest rooms, gas station, 7-Eleven, Amazon |
| Letter of Guarantee — Bangkok Bank | Bangkok Bank | 100,000 | Interest-bearing deposit account no. 282-3-00203-9 |
| Letter of Guarantee — TMBThanachart Bank | TMBThanachart Bank | 160,000 | 1.25% interest |
| Electricity Guarantee (PEA) | Provincial Electricity Authority | 300,000 | Letter of Guarantee |
| Total Guarantees & Deposits | 560,000 | + PTT Security Deposit 300,000 | |
Revenue Summary — Fiscal Year 2024
P.C. Thap Sakae (1994) Co., Ltd. + P.K. Store Supply Co., Ltd.
Company 1: P.C. Thap Sakae (1994) Co., Ltd. — Gas Station + Rental Income
| Fuel Revenue | Liters/Month | Liters/Year | Revenue/Year (Baht) |
|---|---|---|---|
| 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 |
| Premium Gasohol 95 | 633 | 7,596 | 325,092 |
| Lubricants | - | - | 119,828 |
| Total Fuel Revenue | 448,797 | 5,385,568 | 166,536,840 |
| Other Income | Per Month (Baht) | Per Year (Baht) |
|---|---|---|
| Area Rental (within station) | 54,024 | 648,290 |
| Building Rental | 323,817 | 3,885,800 |
| ATM Area Rental | 7,206 | 86,467 |
| Electricity (Collected) | 62,492 | 749,904 |
| Water (Collected) | 4,639 | 55,664 |
| Common Area Fees | 70,246 | 842,953 |
| Promotions + Other | 2,605 | 37,773 |
| Total Other Income | 525,027 | 6,306,851 |
| Total — P.C. Thap Sakae (1994) Co., Ltd. | 172,843,691 Baht/Year |
Company 2: P.K. Store Supply Co., Ltd. — Café Amazon + 7-Eleven
| Revenue Item | Per Month (Baht) | Per Year (Baht) |
|---|---|---|
| Café Amazon Sales | 395,549 | 4,746,591 |
| 7-Eleven Profit Share | 470,922 | 5,651,063 |
| Interest Received | 3,536 | 42,436 |
| Promotional Income | 2,409 | 28,911 |
| Area Rental | 2,336 | 28,037 |
| Other Income | 80 | 957 |
| Total — P.K. Store Supply Co., Ltd. | 874,833 | 10,497,995 |
Total Revenue — 2 Companies — Fiscal Year 2024
Total Annual Revenue
183.34 M
Average Monthly Revenue
15.28 M
Fuel Volume/Month
448,797 Liters
Diesel B7 = 82%
Operating Expenses — Fiscal Year 2024
Year-over-Year Comparison (FY2023 vs FY2024)
Company 1: P.C. Thap Sakae (1994) Co., Ltd. — Gas Station + Rentals
| Expense Category | FY2023 (Baht) | FY2024 (Baht) | 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 | 1,670,393 | 1,429,914 | 119,160 | -14% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Promotional Expenses | 1,265,402 | 960,191 | 80,016 | -24% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Bank Fees | 947,452 | 815,318 | 67,943 | -14% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Petty Cash | 439,746 | 456,319 | 38,027 | +4% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Disallowed Expenses | 184,042 | 383,755 | 31,980 | +109% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Repair & Maintenance Expenses | 187,704 | 104,628 | 8,719 | -44% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Operating Fuel Expenses | 97,747 | 102,025 | 8,502 | +4% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Insurance Premiums | 73,149 | 73,067 | 6,089 | — | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Land & Building Tax | 62,826 | 74,125 | 6,177 | +18% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Other (Inspection, Cleaning, Printing, etc.) | 287,278 | 140,301 | 11,692 | -51% | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total Expenses — Company 1 | 12,312,666 | 10,863,870 |
| Contract | Counterparty | Duration | Remaining | Security Deposit |
|---|---|---|---|---|
| PTT Agent Agreement | PTT Oil and Retail Business Public Company Limited | 10 years (renewed until Aug 31, 2031) | ~8 years | 300,000 |
| Café Amazon | PTT Oil and Retail Business Public Company Limited | Expires Aug 17, 2028 | ~5 years | — |
| 7-Eleven | CP ALL Public Company Limited | — | Awaiting Renewal | — |
| ATM — Bangkok Bank | Bangkok Bank | Dec 2024 – May 2027 | ~4 years | — |
| ATM — Kasikornbank | Kasikornbank | Jul 2023 – Jun 2025 | ~2 years | — |
| Property Insurance | Bangkok Insurance Public Company Limited | Annual (Jan 2026–2027) | Insured sum: 40 M. | — |
| Overdraft (OD) Facility | Kasikornbank | Since Nov 2012 | In Use | — |
| Bank Guarantees (PEA + Banks) | Bangkok Bank / TMBThanachart Bank | Multiple Contracts | — | 560,000 |
Key Obligations: OD facility of 10 M. Baht at MOR-2% (collateralized by 5 land deeds — mortgage can be released on transfer date) | PTT contract requires minimum purchase of 460,000 liters/month + 200 liters of lubricants | Total guarantees of 560,000 Baht (PEA + bank deposits) | Can obtain bank loans up to 70% of appraised value
Return on Investment (ROI) Assessment
| Profit Source (per month) | Conservative Case | Base Case | Growth Case |
|---|---|---|---|
| Fuel (Net Profit ฿0.8/liter) | 224,399 | 359,038 | 430,845 |
| 7-Eleven Profit Share | 423,830 | 470,922 | 565,106 |
| Building & Land Rent (80%) | 277,233 | 308,037 |
