This is the permanent home for Phuket property market news and data on Layan Real Estate. Instead of a new article every week that goes stale, one URL keeps the current state of the market: a price index recalculated from developers’ live price lists, the latest weekly digests of what actually happened, and the structural drivers that explain where prices are heading in 2026.
Two layers update at different speeds. The index tables below are rebuilt from our catalog on every site build, so the medians you see reflect today’s price lists, not a snapshot from the month the page was written. The weekly digests are added every Monday and cover tourist arrivals, the Bank of Thailand, the baht, new regulation and project news, each with primary sources. Longer-form analysis of growth drivers and the outlook is revised when the underlying reports change, and the revision date is shown on the page.
The page is written for buyers and investors who want to check the Phuket real estate market before a decision: what a square metre costs in each area right now, whether prices are rising, which segment is moving fastest and what the consultants expect for the year. If you only have five minutes, read the index snapshot and the latest digest; the rest is reference.
Author: Artem Bukhkalov, Layan Real Estate · index recalculated from developer price lists at every site build, snapshot 20 October 2026.
Median entry price and median $/sqm by area, computed from current developer price lists in our catalog. Rows show the number of projects behind each figure, so you can judge the weight of every median yourself.
| Area | Projects | Median entry | Median $/sqm | Off-plan / ready |
|---|---|---|---|---|
| Surin | 5 | $316,298 | $5,826 | 2 / 3 |
| Layan | 25 | $688,924 | $4,809 | 18 / 7 |
| Kata | 9 | $159,660 | $4,381 | 7 / 2 |
| Pa Klok · Yamu | 4 | $2,226,162 | $4,292 | 1 / 3 |
| Panwa | 6 | $3,263,607 | $4,239 | 5 / 1 |
| Kamala | 18 | $510,500 | $3,979 | 10 / 8 |
| Karon | 10 | $126,100 | $3,898 | 6 / 4 |
| Bang Tao · Laguna | 137 | $594,738 | $3,581 | 86 / 51 |
| Patong | 4 | $624,441 | $3,561 | 1 / 3 |
| Nai Harn | 18 | $239,639 | $3,394 | 7 / 11 |
The most expensive area by median $/sqm is currently Surin ($5,826/sqm), the least expensive is Thalang ($2,268/sqm), and the ratio between them is 2.6×. Phuket is the least homogeneous property market in Thailand: an island-wide average hides a multiple between the west-coast first line and the inland districts. Always compare a unit with peers in the same area, the same class and the same beach line, never with the island as a whole. Price & Yield Index: $/sqm by area and property type →
| Condominium | 106 | $154,310 | $4,011/sqm |
| Condo-hotel | 19 | $151,565 | $5,845/sqm |
| Villas | 214 | $852,911 | $2,507/sqm |
| Condos + villas | 18 | $274,906 | $4,422/sqm |
Per the Knight Frank Thailand assessment published by the Bangkok Post on 2 July 2026, villas in the Bang Tao, Cherng Talay, Layan and Kamala corridor are appreciating 12–18% a year, while condominiums in the same locations are growing 7–10%. The gap matches sales data: Phuket villa sales rose 12.9% in 2025 while island-wide condo demand was softer. The reason is land: a condominium can add supply through height on the same plot, a villa cannot, and developable villa plots along the west coast are nearly gone. These are segment averages across a four-location corridor, not a figure for any single project.
By early 2026 the island’s total condominium inventory had passed 37,000 units after a two-year surge of nearly 25,000, including a record 2024 with 14,718 units across 56 projects. Colliers Thailand forecasts only 6,000–8,000 new units in 2026, and construction is concentrating in established locations because buildable land near the water on the west coast has almost run out. With supply inelastic and demand still growing, coastal property in Bang Tao, Kamala and Nai Harn is up more than 20% versus 2023 levels. The AREA research centre valued the island’s residential stock at 705 billion baht across 90,597 units in 806 projects, 85% of them sold, as of 12 September 2026.
Foreign buyers accounted for more than 40% of Phuket condominium transactions in 2025, nearly double Bangkok’s 26%, according to REIC. The composition is shifting: purchases by Chinese buyers fell 38.8% year on year to 906 units, yet China remains the largest group, while interest from Russia, Taiwan, India, the UK, Europe and the Middle East is growing. For an owner this is a plus, not a risk: demand spread across a dozen nationalities is more resilient to any single country’s news cycle, and it supports both occupancy in rental pools and resale liquidity.
Greater Bangkok carries around 350,000 unsold condominiums (Knight Frank Thailand estimate, 2026), and mid-segment Thai buyers are blocked by tightened mortgage criteria. Large developers are responding with geographic diversification toward the resorts: Sansiri allocated 2 billion baht for land acquisition focused on Phuket, citing durable foreign demand. Kiatnakin Phatra Securities analysts forecast Phuket prices to grow 8–10% in 2026 against 5–7% for Bangkok. The logic is simple: Phuket’s buyer is a foreigner paying cash or developer instalments, independent of the Thai mortgage market.
Per the TAT Phuket office report presented on 28 September 2026, the island received 9,200,166 visitors in January–August 2026, down 1.76% year on year; Russia remained the largest overseas market with 661,876 tourists, ahead of China (459,218) and India (393,277). Nationally, Thailand received 23,452,895 foreign tourists between 1 January and 3 October 2026, down 3.88% year on year (Ministry of Tourism and Sports via Nation Thailand). On the capacity side, Phuket hotel occupancy reached 83.4% in Q1 2026, the highest in Thailand, and the airport’s phase 2 expansion adds 5.5 million passengers a year with a terminal target of 2027 and a new parallel runway target of 2029.
The Bank of Thailand held its policy rate at 1.00% on 17 September 2026 for the third meeting in a row, calling the stance very accommodative with all options open; the next Monetary Policy Committee meeting is on 28 October 2026. The baht had weakened roughly 5.7% year to date by mid-September (Reuters) and traded around 33.55 per US dollar on 2 October 2026 (Trading Economics). For a foreign buyer the rate is mostly indirect: non-resident mortgages are limited, so the effect runs through baht-denominated prices and the timing of transfers, not through financing costs.
Every Monday we go through the primary sources of the past week, from Ministry of Tourism and Sports arrivals data to Bank of Thailand statements and Phuket regulation, and separate what changed from what is calendar noise. The most recent issues are listed here; the full archive is in the news hub.
This week: arrivals at 23.94M (−4.04% y/y), the maths behind the 33M target, post-Golden Week drop, floods receding, IMF–World Bank meetings concluded.
This week: arrivals at 23.45M (−3.88% y/y), China +42% on Golden Week, floods affecting 3.14M people, IMF–World Bank meetings in Bangkok, JLL on Phuket.
This week: Bangkok floods and Golden Week, arrivals at 22.67M (−3.65% y/y), Bank of Thailand rate 1.00% until 28 October, baht near 33.55 per dollar.
This week: arrivals rose 5.72% on Malaysia and Japan holidays, Phuket authorities suspended five unlicensed hotels for the first time, and the baht eased to ~33.5 per dollar.
This week: Thailand arrivals hit 21.28M (down 3.12%), Phuket has 117 hotel licences to clear by month-end, and the baht eased to ~33.3 per dollar.
This week: the visa exemption drops to 30 days on 15 September, Thailand logged 20.93M arrivals in 8 months (China +16%), and the baht eased to ~33.06 per dollar.
This week: Bank of Thailand holds its rate at 1%, Phuket clears 275 of 392 stalled hotel licences, and the cut to a 30-day visa exemption is 8 days away.
Weekly digest: CBRE reports Phuket luxury property sales up 45%, first hard numbers from the nominee crackdown, and Krabi–Phuket seaplane flights.
Weekly digest: the 60→30-day visa exemption awaits Gazette publication, DTV gets new categories, illegal hotel raids in Phuket, a new mall near Bang Tao.
Weekly digest: Thailand’s condo market hits a 20-year low, Phuket and branded residences grow, Russia overtakes China, and the baht rate.
The industry consensus cited across our 2026 coverage is 8–10% annual price growth for Phuket’s western coastal areas, the strongest figure among Thailand’s regional markets (Kiatnakin Phatra Securities and consultants surveyed by the Bangkok Post, July 2026). Within that, Knight Frank Thailand expects villas in the Bang Tao, Cherng Talay, Layan and Kamala corridor to lead at 12–18% a year with condominiums at 7–10%, driven by land scarcity and demand for branded residences. Colliers Thailand expects 6,000–8,000 new condominium units to launch in 2026, well below the 2024 record of 14,718. All of these are forecasts as of mid-2026, not measured outcomes.
On the income side, the benchmark most new Phuket condo projects quote is a rental pool with roughly 8–10% net per year to the owner, a 60/40 split of net pool profit between owner and management company and a payback of about 12 years. This is a developer projection, not a track record: actual results depend on a unit’s occupancy over a full annual cycle and on the contract terms, which is why we recommend asking for the operator’s historical pool reports rather than relying on the brochure figure.
What to watch in the coming months: the Bank of Thailand decision on 28 October 2026 and the baht after it; the start of the November–April high season in arrivals data; whether the 2026 launch count stays inside the Colliers range; and the unresolved debate about the 49% foreign ownership quota for condominiums, where two mutually exclusive scenarios (a cut to 30–39% or a rise to 75% in special economic zones) have been discussed but no bill has been filed, with no decision expected before late 2026 or early 2027.
Forecasts above are consultant and analyst expectations as of July–October 2026 and are labelled as such; they are not promises about any specific project or unit. We revise this section when the underlying reports are updated.
The data says the market is growing selectively rather than everywhere. Consultants forecast 8–10% annual price growth for the western coastal areas in 2026 (Kiatnakin Phatra Securities), villas in the Bang Tao–Layan–Kamala corridor are appreciating 12–18% a year per Knight Frank Thailand (July 2026), and foreign buyers account for more than 40% of condo transactions (REIC, 2025). The flip side is a 37,000-unit condominium stock and softening tourism (−1.76% for January–August 2026). A good investment here means the right area, developer and entry stage, not the island as a whole; use the index above to compare a specific unit with its peers.
In the west-coast segments, yes. Coastal property in Bang Tao, Kamala and Nai Harn is up more than 20% versus 2023 levels, and Knight Frank Thailand puts current villa appreciation at 12–18% a year and condos at 7–10% in the Bang Tao, Cherng Talay, Layan and Kamala corridor (Bangkok Post, 2 July 2026). Quarterly data is more mixed: in Bang Tao’s premium tier (26 projects, around THB 195,000/sqm) prices were nearly flat (−0.6%) while the luxury tier rose 1.6% on a 10.4% contraction in available supply. Island-wide averages hide these differences, so check the area rows in the index.
Right here. This page lists the latest weekly digests, each built from primary sources: Ministry of Tourism and Sports arrivals, Bank of Thailand decisions and statements, Bangkok Post and Nation Thailand reporting on Phuket regulation, consultant reports from Knight Frank, Colliers, JLL and REIC. The full archive, including one-off news analyses such as the Knight Frank villa report or the AREA market valuation, is in our Thailand real estate news hub linked below.
The west-coast corridor from Bang Tao through Cherng Talay and Layan to Kamala. Knight Frank Thailand names exactly these four locations for 12–18% annual villa appreciation and flags Layan, Bang Tao and Kamala as the most promising zones for branded residences in 2026, because developable plots there are nearly exhausted. Nai Harn in the south also shows more than 20% growth versus 2023. The second and third lines from the beach are 20–40% cheaper at 5–15 minutes’ drive, and the east and centre of the island are cheaper still but with weaker rental demand.
They are two different strategies. Off-plan gives a lower entry price, milestone instalments and the construction-stage appreciation that consultants expect to continue in scarce west-coast locations, but income starts only after handover and the developer’s delivery record is the main risk. A completed unit costs more but earns from month one and removes construction risk. Our index shows the current median $/sqm for off-plan and ready stock separately; note that on Phuket the off-plan median is often higher, because new launches sit in better locations with modern layouts while the ready stock includes what has not sold for longer.
Most new managed condo projects, including Layan Verde and Layan Green Park, quote a rental pool benchmark of roughly 8–10% net per year to the owner, with 60% of net pool profit to owners and 40% to the management company and a payback of around 12 years. This is a developer projection, not a measured result: it depends on occupancy across the November–April high season and the summer low season, and on contract terms. The declared yield column in our price index is exactly that, the developer’s declared projection, and we label it as such.
It is softening within two percentage points, not falling sharply. TAT Phuket data show 9,200,166 visitors in January–August 2026, down 1.76% year on year, with Russia still the largest market at 661,876 tourists. National arrivals were 23,452,895 by 3 October 2026, down 3.88%. For a property owner the relevant metric is not the island total but the guest mix and occupancy in a specific rental pool; weekly arrivals are background. Hotel occupancy of 83.4% in Q1 2026, the highest in Thailand, shows demand on the rental side remains strong in season.
The index tables are recalculated from our catalog on every site build, typically several times a week as developers update price lists, so the medians are current as of the last build date shown next to the tables. Weekly digests are added every Monday. The drivers and outlook sections are revised when a cited report changes or a new one appears; the revision date is shown on the page, and we change it only for substantive edits, not cosmetic ones.
The price index is computed from the projects in our catalog using developers’ current price lists. Every $/sqm figure is derived from unit-mix rows that state both a price and a floor area; we use medians rather than averages so a single penthouse or a bulk promotion does not distort an area, and we show a $/sqm median only when an area or type has enough unit rows, otherwise the cell stays empty. The median entry price is the median of each project’s lowest listed unit price in US dollars. Declared yields are developers’ own projections collected from their materials and are labelled as projections, never as realised returns. Not included: resale listings outside our catalog, land plots, rental asking prices, and Land Department transaction records, which Thailand does not publish at unit level. Market figures in the drivers and outlook sections come from published reports (Knight Frank Thailand, Colliers Thailand, REIC, AREA, Bank of Thailand, Ministry of Tourism and Sports) as summarised in our dated articles, each linked from this page.
Informational only; not legal, tax or investment advice. Index figures are computed from developer price lists as of the last build and may differ from the price at the time of a transaction. Market statistics and forecasts are quoted from the cited sources as of their publication dates; forecasts remain forecasts. Verify current figures and rules before a deal.
Bangkok Post · Nation Thailand · Bank of Thailand · REIC, GH Bank
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