Boutique complex of 8 hillside villas above Kata, completed since December 2025
Amber Villas — villa project, Kata: entry from ~$998,201, from $2,311 per sqm. Beach: Kata, ~600 m (downhill — easier by car). Both freehold and leasehold available. Yield: ~6% developer projection. Phase 1 completed in December 2025.
Amber Villas is a boutique complex of just 8 private villas on a hillside above Kata beach, southwest Phuket. The project is small and already complete: the first (and only) phase was finished in December 2025, meaning the villa and grounds can be inspected in person before a deal, not just judged from renders.
The complex sits on a hillside roughly 600 m from Kata beach — a short distance, but the elevation change means most residents drive down rather than walk. In exchange, three beaches are within a 5-minute drive — Kata, Kata Noi and Karon — while Patong’s restaurants and nightlife are 15 minutes away. The closest comparable project in our catalog is Kata Rocks: also villas on the cape between Kata and Kata Noi, but a larger complex (34 villas) operating since 2014 and priced substantially higher.
Entry starts from ~$998,201 for a 4-bedroom, 5-bathroom villa with a house area of around 432 sqm on a ~535 sqm plot. For the Kata area, where Kata Rocks-tier villas start from ~$1.6M, Amber Villas is a more accessible entry point at a comparable southwest-island location. The managed rental program projects a yield of around 6% per year — a standard benchmark for the segment, not a contractual guarantee: actual returns for a given villa will depend on season and the specific lot.
The developer is Uni Power Holding, a Singapore-based company with over a decade of experience delivering projects across Southeast Asia; Amber Villas is its first confirmed project on Phuket — we found no public track record of other projects on the island. The upside is that the phase is already complete, removing off-plan risk. The downside is limited choice: only 8 villas in two rows, and the ownership structure (freehold or leasehold) must be confirmed for the specific lot, while sources don’t disclose CAM fee or sinking fund figures.
Who it suits: a buyer who wants a finished, not under-construction, villa in a quiet low-rise complex near Kata beach, and for whom the downhill walk isn’t a dealbreaker. Buyers who want a flat walk to the sea should look at Bang Tao or Surin projects with gentler terrain.
Our role as an agency is to confirm the current list of available villas, the exact ownership structure and CAM fee terms for the specific lot before the deal, verify documents, and support the purchase from reservation through title registration. The developer pays our commission — the price stays the same for the buyer.
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 9 projects in Kata; new-build entry level here: from ~$110,072. Amber Villas’s entry price is about 206% 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.
| Amber VillasThis project | Baan Pratum | Anchan Tropicana | |
|---|---|---|---|
| Price from | from ~$998,201 | from ~$995,248 | from ~$989,905 |
| $/sqm | $2,311 | $3,714 | $2,286 |
| Beach | Kata, ~600 m (downhill — easier by car) | Nai Harn, ~3.2 km | Layan, ~7 km / 14 min by car (villacarte measures from Layan; the project is tagged under Bang Tao, an inland site in Thep Krasattri) |
| Completion | Phase 1 completed in December 2025 | first phase completed 2007 | completed — Phase 1 handed over in November 2023 |
| Ownership | freehold and leasehold — structure depends on the specific villa | freehold / leasehold | both freehold and leasehold available, per villacarte |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold and leasehold — structure depends on the specific villa. 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.
A delivered hillside villa estate between Kata Noi and Karon — with a running history since 2003
Award-winning villas on the cape between Kata and Kata Noi, completed since 2014
21 villas and townhouses with panoramic ocean views on the Kata–Karon border — a private pool at every unit
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 ~$998,201 for a 4-bedroom, 5-bathroom villa (~432 sqm house on a ~535 sqm plot).
Uni Power Holding — a Singapore-based developer with over a decade of experience across Southeast Asia.
Phase 1 was completed in December 2025 — this is a finished, move-in-ready property, not off-plan.
Both occur in the project; the ownership structure is confirmed for the specific villa before reservation.
Yes, the developer offers a managed program with a projected yield of around 6% per year — a benchmark, not a guaranteed payout.
About 600 m, but downhill — most residents drive rather than walk.
Both are sea-view villa projects in the Kata area, but Kata Rocks (catalog/kata-rocks) is larger (34 villas), has operated since 2014, and starts from ~$1,647,520 — Amber Villas is smaller (8 villas) and a more accessible entry point.
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.