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View comparePTT Thap Sakae Gas Station — ROI analysis: 16-24% return, 5-7 year payback period
ROI Analysis
Return on Investment Analysis
PTT Gas Station, Thap Sakae, Prachuap Khiri Khan Province | Selling Price 75 Million Baht | 2024 Revenue Data
Acquisition Investment
75 M.
Initial Selling Price
Renovation Budget
12.4 M.
7-Eleven 7.9 + Amazon 4.5
Total Investment
87.4 M.
Before interest/transfer fees
Estimated Profit (Base)
14.8 M./year
Payback period ~5.9 years
Estimated Profit Structure (Base Case)
Fuel (29%) +4.31 M.
7-Eleven (38%) +5.65 M.
Space & Building Rental 25%
Café Amazon (5%) +0.71 M.
Others (3%) +0.39 M.
Assumptions for Estimation (Base Case)
| Revenue Source | Details |
|---|---|
| Fuel | 0.8 THB/liter × 5.39 M. liters (after deducting all expenses — staff costs, maintenance, insurance, etc.) |
| 7-Eleven | Net income (after deducting expenses) |
| Space & Building Rental | Margin ~80% (main expense is building maintenance) |
| Café Amazon | Margin ~15% of sales (after deducting raw material + labor + royalty costs) |
| Others | Corporate income tax, depreciation, loan interest, utilities |
| Estimated Net Profit (per year) | |
Conservative Scenario
Net Profit/Year
12.0 M.
Annual ROI
13.7%
Payback Period
7.3 years
Net fuel profit 0.5 THB/liter
Amazon margin 12%
Vacant rental space +10%
Amazon margin 12%
Vacant rental space +10%
Normal Scenario (Base Case)
Net Profit/Year
14.8 M.
Annual ROI
16.9%
Payback Period
5.9 years
Net fuel profit 0.8 THB/liter
Amazon margin 15%
Based on current data
Amazon margin 15%
Based on current data
Optimistic Scenario (After Renovation)
Net Profit/Year
16.6 M.
Annual ROI
19.0%
Payback Period
5.3 years
Renovated, sales increased by 20%
Net fuel profit 0.8 THB/liter
Net fuel profit 0.8 THB/liter
Profit Share from Each Business (Base Case)
| Revenue Source | Profit/Year | Share |
|---|---|---|
| Fuel (Net Profit) | 4.31 M. | 29.1% |
| 7-Eleven Profit Share | 5.65 M. | 38.2% |
| Space & Building Rental | 3.70 M. | 25.0% |
| Café Amazon | 0.71 M. | 4.8% |
| Others (Utilities/Interest) | 0.39 M. | 2.6% |
| Total Estimated Net Profit | 14.76 M. | 100% |
Impact of Renovation (Renovation Upside)
If investment is made to renovate 7-Eleven and Café Amazon as planned, sales are expected to increase by at least 15-25% from attracting returning customers and new customers.
| 7-Eleven Renovation Budget (New Format) | 7.92 M. |
| Café Amazon Renovation Budget | 4.50 M. |
| Total Renovation Budget | 12.42 M. |
If sales increase by 20% after renovation:
Profit increases from 14.8 M. → 16.6 M./year
ROI increases from 16.9% → 19.0%/year
Payback period shortens from 5.9 years → 5.3 years
Land Value: Over 15 rai of land next to Petchkasem Road, average price ~4.8 M./rai, has inherent value
and there is still vacant land at the back for further business expansion.
Sensitivity Analysis: Key Factors Affecting Profit
| Factor | Impact/Year | Risk |
|---|---|---|
| Net fuel profit changes ±0.2 THB/liter | ±1.08 M. | High |
| Fuel sales volume changes ±10% | ±0.43 M. | High |
| 7-Eleven does not renew contract | -5.65 M. | Critical |
| Vacant rental space +20% | -0.74 M. | Moderate |
| EV reduces fuel sales by 5%/year (cumulative) | -0.22 M./year | Long-term |
Decision Summary
Annual ROI (Base Case)
16.9%
Higher than deposits/bonds, but with business risks
Payback Period
5.3 - 7.3 years
Depends on fuel profit and renovation
Average Monthly Profit (Base)
~1.23 M./month
From total net profit of 14.76 M./year
Revenue Diversification
Good — 4 main revenue sources
7-Eleven 38% + Fuel 29% + Rent 25% + Amazon 5%
Note: This analysis is a preliminary estimate
based solely on the provided revenue data. Fuel profit figures use a net profit of 0.8 THB/liter (after deducting all expenses),
based on the actual data of this service station. Before making an investment decision, investors should: (1) Request actual profit and loss statements and balance sheets (2)
Request cash flow statements (3) Review the 7-Eleven contract and renewal terms (4) Review the 10 million THB OD liability and title deed release conditions
(5) Evaluate the long-term impact of EVs (6) Consult financial and legal advisors before making a decision.
This information does not constitute financial or investment advice.
This information does not constitute financial or investment advice.
