Condos and villas near Layan and Bang Tao: a mixed masterplan, completion 2026–2027
AYANA Heights Seaview Residence — mixed-use project, Layan: entry from ~$254,462, from $3,417 per sqm. Beach: Layan, ~1.5–2.2 km. Both freehold and leasehold available. A managed rental program runs here — the yield is calculated per unit. Completion: off-plan, phased handover through late 2027.
AYANA Heights Seaview Residence is a mixed-use masterplan near Layan and Bang Tao: condominiums, villas, and townhouses from a single developer, T.H. Group Phuket. The project is large — around 10 buildings and roughly 549 units, with sizes spanning 37.6–281 sqm.
On location, the project sits 1.5–2.2 km from Layan beach (estimates vary here too) — not walking distance, but a few minutes by car, despite the word “Seaview” in the name: presumably it’s specific upper-floor units that have the view, not the entire building. Reference points along the way: Bang Tao beach — around 6 minutes, the Porto de Phuket retail zone — around 8 minutes, a major shopping mall — around 15 minutes, HKT airport — around 20 minutes by car. The declared amenities are extensive — several pools, including a panoramic one with an area of around 1,700 sqm, a gym, a coworking space, a lounge with a library, a kids’ club, and a restaurant — typical for large-scale projects of this size in the island’s north.
The headline “from ~$254,462” price — per villacarte.com as of September 2026, the most compact early-stage lots (Studio Plus 42 sqm at ~$143,500 and 1BR at ~$231,000, still current in July–August) are sold out; entry now starts from ~$254,462. Prices move as sales progress, so we verify the current price for a specific unit on the day of your request. Open sources don’t disclose CAM fee or sinking fund figures — confirm with the developer at reservation.
Handover is phased through late 2027: common areas — September 2027, phase-2 villas — December 2027. For an off-plan project at an early stage, the schedule is best confirmed with the developer per building. The developer deserves separate mention: T.H. Group Phuket Co., Ltd. is a joint venture involving foreign investment partners, but it isn’t among the island’s well-established brands with a long delivery track record. Track record, building-permit status, and land-title status are the things we check first on a project like this before recommending it to a client as an investment rather than just an attractive presentation.
As an agency, we work off the developer’s price list — the commission is paid by the developer, so the price doesn’t change for the buyer. For AYANA Heights Seaview Residence, our role is primarily to verify the current price list, request a confirmed completion schedule and the land’s legal status, and compare specific lots with neighboring Layan projects on price per sqm and actual distance to the water.
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: September 2026.
Available units as of 20 Oct 2026: 5 on sale. Exact THB prices from the price list — no conversion or rounding.
Original prices are in THB per the developer price list; other currencies are converted at the exchange rate as of 18 Oct 2026.
Our catalog currently tracks 25 projects in Layan; new-build entry level here: from ~$116,384. AYANA Heights Seaview Residence’s entry price is about 63% below the district median — one of the most affordable starts in the area.
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.
| AYANA Heights Seaview ResidenceThis project | Villoft Zen Living | Laguna Lakelands | |
|---|---|---|---|
| Price from | from ~$254,462 | from ~$254,417 | from ~$238,779 |
| $/sqm | $3,417 | $2,445 | $4,422 |
| Beach | Layan, ~1.5–2.2 km | Bang Tao, ~2.7 km | — |
| Completion | Under constructionoff-plan, phased handover through late 2027 | delivered in December 2019 | Under construction2026–2027 (phased) |
| Ownership | freehold / leasehold | freehold / leasehold | 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 ~$254,462 per villacarte.com as of September 2026 — the most compact lots (Studio Plus 42 sqm at ~$143,500, 1BR at ~$231,000) are sold out; 2BR runs from ~$303,400. We confirm the current price for a specific unit on the day of your request.
T.H. Group Phuket Co., Ltd. — a joint venture involving Hong Kong and Australian investment partners.
Handover is phased: common areas — September 2027, phase-2 villas — December 2027. Plan for 2026–2027 depending on the lot.
Both options are stated — freehold (typically up to 49% of the area under Thai law) and leasehold. We confirm the exact quota with the developer for each specific unit.
The offer states “7% per year for 2 years” — treat it as a marketing claim rather than a confirmed contractual commitment until we see the contract.
Estimates vary from 1.5 to 2.2 km to Layan — that’s a few minutes by car, not walking distance, despite the word “Seaview” in the project’s name.
These are separate projects from the same developer: AYANA Heights Seaview Residence is condos and villas near Layan with view units, while Ayana Villas is a standalone villa project in the Si Sunthon foothills, farther from the beach. The unit mixes and prices don’t overlap.
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.