Villas with a developer-guaranteed yield in Si Sunthon, near Bang Tao
Alisa Pool Villa — villa project, Bang Tao · Laguna: entry from ~$1,038,736, from $5,194 per sqm. Beach: Bang Tao, ~5 km. Both freehold and leasehold available. Yield: ~8% developer-guaranteed yield in the first year. Completion: Alisa GrandVillas and Phase 1 — completed (2020–2022).
Alisa Pool Villa is an estate of 8 villas with a private pool and jacuzzi in Si Sunthon (Cherng Talay), about 5 km from Bang Tao beach. The format is 3-bedroom/4-bathroom villas on 200–285 sqm plots, part of which — Alisa GrandVillas and Phase 1 — were built and occupied back in 2020–2022; the second phase is currently selling off-plan. The developer, Real S Management Co., Ltd., combines the roles of developer and rental-program operator.
Si Sunthon is an inland district on the approach to Bang Tao, built up mostly with mid- to premium-segment villas and townhouses. Bang Tao beach is about 5 km away and requires a car, but the location is quieter and more spacious than the district’s tourist core itself. Our catalog also lists Alinda Villas in the same Bang Tao corridor — a comparable boutique villa estate, but with larger plots and a different yield model.
Entry starts at ~$1,038,736 for a 3-bedroom villa with a private pool and jacuzzi on a 200–285 sqm plot. That’s one of the priciest villa entry points in the Cherng Talay / Si Sunthon belt — noticeably above Alinda Villas (from ~$916,290) in the same district. The difference isn’t only price but the income model: Alisa Pool Villa’s developer states a guaranteed yield of around 8% for the first year of ownership, while most neighbouring projects only offer a projected benchmark with no guarantee.
Pets are allowed on the estate — a detail rarely seen at the island’s gated villa communities, where restrictions are more common.
Alisa GrandVillas and the first phase are already built and occupied — delivery from 2020 to 2022 is confirmed, which lowers the risk for a buyer compared to a pure off-plan project. The second phase is currently selling, with construction estimated at 10–24 months from the first payment. Real S Management has no long public portfolio of projects outside Alisa Pool Villa: its main track record is this estate, already partly delivered.
Before booking we’ll verify the status of the specific villa (completed or Phase 2), the terms of the yield guarantee after year one, and the rental-program rules — and compare the economics against Alinda Villas and other villa projects in Cherng Talay, if the choice between a guaranteed and a projected yield matters to you. The price stays the same for you — we sell at the developer’s list price.
Prices and availability change; data is accurate as of the page update date. Request a fresh price list — we send it the same day. Updated: July 2026.
Our catalog currently tracks 132 projects in Bang Tao · Laguna; new-build entry level here: from ~$87,852. Alisa Pool Villa’s entry price is about 53% above the district median — the project sits in the upper segment of the location.
The median is calculated from the “from” prices of all catalog projects in the district and refreshes with every update.
Neighbours are picked by the same property type and the closest entry price in the same area — the projects our buyers actually shortlist against each other. Figures recalculate with every catalogue update.
| Alisa Pool VillaThis project | The Gardens by Vichara | L’Orchidée Residences | |
|---|---|---|---|
| Price from | from ~$1,038,736 | from ~$1,038,875 | from ~$1,039,389 |
| $/sqm | $5,194 | $3,220 | $4,724 |
| Beach | Bang Tao, ~5 km | Bang Tao, ~4 km | Patong, ~700 m |
| Completion | Alisa GrandVillas and Phase 1 — completed (2020–2022) | CompletedPhase 1 — 2006, Phase 2 — 2025 | completed in December 2006 |
| Ownership | freehold / leasehold | freehold | freehold / leasehold |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold / leasehold. This is the project-level starting point, not a legal opinion on a particular unit. The contract, title, foreign quota and seller authority must be verified before reservation.
A foreign-quota condominium is registered in the buyer’s name. Purchase funds must enter Thailand with the correct purpose so the receiving bank can issue the foreign-exchange evidence used at the Land Office.
A foreign buyer may own the structure but cannot directly own Thai land. The land element is normally held through a registered long lease or another lawful structure. Term, renewals, inheritance and resale rights must be explicit in the contract.
Verify the receiving legal entity, construction milestone, payment trigger, delay remedies and the documents the seller must deliver for registration.
This is general information. Structure and taxes depend on the unit, seller and contract; an independent Thai lawyer should complete the final review.
Indicative estimate: yield and the rental model depend on the project, unit and management program. Request an exact projection for a specific unit.
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The “12 developer checks in Phuket” checklist plus a personal yield projection for your budget — sent via Telegram or e-mail.
Availability changes weekly and isn’t published here. We’ll send the list of free units, an honest read on the negotiating room, and a net-yield calculation for your unit with every cost included.
From ~$1,038,736 per the villacarte price list, for a 3-bedroom villa on a 200–285 sqm plot with a private pool and jacuzzi.
Real S Management Co., Ltd. — a company combining the developer and rental-program operator roles for the estate.
Alisa GrandVillas and Phase 1 are already built (2020–2022). Phase 2 is off-plan, estimated at 10–24 months from the first payment.
Both are available — the deal structure depends on the buyer’s nationality and the specific unit.
The developer states a guaranteed yield of around 8% for the first year of ownership. That guarantee covers only the first year — income after that depends on market occupancy.
Yes, the estate is positioned as pet-friendly — unusual for gated villa communities on the island.
Alinda Villas offers 9 villas on plots up to 1,065 sqm with a projected ~6% yield and a gentle instalment start. Alisa Pool Villa is more compact on land (200–285 sqm) but costs more to enter and offers a guaranteed first-year yield rather than just a projection.
Yes, the unit stays yours. Inside a managed rental program the number of owner-stay nights is capped by the contract — we go through the exact terms for this project before you book.
Funds arrive from abroad in foreign currency and the Thai bank issues an FET form. Without it the Land Department will not register freehold to a foreigner, so we agree the amount and payment reference in advance.
Take the PDF: developer prices, one-off fees, owner costs and net yield — on the current price list. Or message us on WhatsApp, we reply within 15 minutes.