Botanica villas on the east side of the island — near Boat Lagoon and BISP international school
Botanica Majestia — villa project, Ko Kaew: entry from ~$975,884, from $1,817 per sqm. Beach: Bang Tao, ~13 km (the project sits on the east side, not the west coast). Both freehold and leasehold available. Yield: ~6% developer forecast. Completion: off-plan, no confirmed date.
Botanica Majestia is an unusual project for the Botanica (AAP Development) brand: almost all of the developer’s other villas cluster on Phuket’s west coast (Bang Tao, Layan, Si Sunthon), while Majestia sits on the east side of the island, in Koh Kaew — near the Boat Lagoon marina (2.4 km) and BISP international school, just 300 meters away. For families whose villa choice hinges on a specific school rather than a beach, that changes the calculus: location here works for infrastructure and convenience, not resort living.
Data on the villa count in the project diverges more than usual. Villacarte lists 33 villas with 3–4 bedrooms on plots of 537–1,006 sqm and a starting price of ~$975,884 — the priciest entry among all the Botanica projects we’ve reviewed. Aggregator phuket.net, meanwhile, describes only 7 available villas with an identical layout (4 bedrooms, each with a private 13m pool). The most likely explanation is that phuket.net shows the current remaining unsold inventory rather than the total unit count, but this figure absolutely needs to be verified directly with the developer before a deal.
The nearest west-coast beach, Bang Tao, is about 13 km away — Majestia is not a beach project, and reaching the sea on the east side is harder given the lack of a developed beachfront in the Koh Kaew area. In exchange, the Boat Lagoon marina is close by, golf courses are 4–5 km away, and it’s 15–20 minutes to Phuket Town — an infrastructure mix geared more toward full-time living and business travel than resort rental.
The developer is the same Botanica Luxury Phuket behind dozens of villa projects on the west side: on the market since 2005, around 19 completed complexes, named “Best Phuket Developer” in 2020 and placed in the Luxury Lifestyle Awards top 100 in 2023. The track record is solid, but for this east-side location the brand has fewer completed comparables than on its usual west-coast turf.
No source we checked confirms an exact handover date — villacarte cites an average build time of about 12 months from sales launch. The stated ~6% annual yield is a developer marketing estimate; for a project in a residential/business district rather than on a tourist beach, we’d recommend treating this figure with extra caution and requesting real rental statistics for a villa of this format in Koh Kaew rather than relying on the general projection.
Who does Majestia suit? Families choosing a villa around a specific school and full-time living, more than investors targeting resort rental with high tourist occupancy. For the latter, it makes more sense to compare the project not against Botanica’s west-coast beach quarters but against other villas in the island’s eastern side — Koh Kaew and neighboring Koh Sirey — where infrastructure, not beach proximity, is the main driver of price and demand.
As an agency we work off villacarte’s current pricing, but for Botanica Majestia the first step is a direct cross-check of the number of available villas and their exact specs with the developer — the gap with phuket.net is too notable to rely on a single figure — along with a conversation about whether the east-side location genuinely fits the client’s goal (rental vs own use).
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: October 2026.
Available units as of 20 Oct 2026: 3 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 10 projects in Ko Kaew; new-build entry level here: from ~$372,040. Botanica Majestia’s entry price sits close to the district median.
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.
| Botanica MajestiaThis project | Clover Residence | Baan Bua Phase II | |
|---|---|---|---|
| Price from | from ~$975,884 | from ~$980,394 | from ~$981,264 |
| $/sqm | $1,817 | $2,858 | $2,453 |
| Beach | Bang Tao, ~13 km (the project sits on the east side, not the west coast) | Bang Tao, ~5.5 km | Nai Harn, ~3.3 km |
| Completion | Under constructionoff-plan, no confirmed date | Phase I delivered Aug 2024, Phase II delivered Jan 2025, Phase III (Luxe Zone) targeted Feb 2026 | Completedmove-in ready |
| Ownership | freehold and leasehold options (per villacarte only, not independently confirmed) | leasehold for foreigners (30+30+30 years); freehold available via a Thai company | freehold / leasehold |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold and leasehold options (per villacarte only, not independently confirmed). 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 ~$975,884 per the primary source, villacarte — the highest entry price among the Botanica projects we’ve reviewed.
Villacarte lists 33 villas with 3–4 bedrooms. Aggregator phuket.net describes only 7 available villas — likely the current remaining inventory rather than the total unit count, but this figure should be confirmed directly.
In Koh Kaew, on the east side of Phuket — near the Boat Lagoon marina (2.4 km) and BISP international school (0.3 km). It’s the only Botanica project in our catalog not on the west coast; Bang Tao beach is about 13 km away.
Botanica (AAP Development) — a villa developer on Phuket since 2005, around 19 completed projects, named “Best Phuket Developer” in 2020.
No confirmed date. Villacarte cites an average build time of ~12 months from sales launch; we confirm the current status directly with the developer.
Koh Kaew is not a tourist beach area but more of a residential/business district with an international school and marina nearby. The developer’s stated ~6% yield is not independently confirmed; projects near the beach are better suited to a rental strategy.
Freehold and leasehold options — this information comes from villacarte only, with no independent confirmation from other sources.
~6% developer forecast — that is a projection, not a contractual commitment: actual income depends on occupancy, season and running costs. We model it for the specific unit before the deal.
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.