An intimate club of just five Balinese villas next to Phuket airport
Botanica Skyport — villa project, Nai Yang: entry from ~$596,943, from $1,180 per sqm. Beach: Nai Yang, ~2.5 km. Both freehold and leasehold available. Yield: ~5% developer’s projection. Completion: off-plan, average construction time ~12 months (10–24 months) from the first payment, no fixed handover date.
Botanica Skyport is the most intimate of Botanica’s (AAP Development) villa projects on Phuket: just five single-storey Balinese-style villas, each with 3 bedrooms, 4 bathrooms and a private pool. The project sits in the north of the island, in the Nai Yang/Mai Khao area (Thalang), a couple of minutes from Phuket International Airport — a location that’s rare to see used this way: developers usually avoid the runway-adjacent zone because of noise rather than build villas there.
That’s the central question about this project: proximity to the airport is both an advantage and a risk at the same time. On one hand, it’s convenient for an owner who flies frequently and for renters on short stays (business trips, transit). On the other, there’s noise from take-offs and landings, which is worth assessing in person on site rather than from the developer’s description — neither villacarte nor the developer itself raises the topic.
Nearby are the Blue Canyon golf course and Sirinat National Park, which gives the area more of a quiet, “countryside” character than a beachfront promenade. For families looking for a quiet villa away from the nighttime bustle of beach areas, that could be a plus; for those expecting to walk to the sea, it isn’t the right format.
The primary source doesn’t disclose the exact villa area, but third-party listings put the benchmark at around 506 sqm per plot. Working from that figure and the entry price of ~$596,943, that comes to roughly $1.2K per square metre — noticeably cheaper than most of Botanica’s villa projects on the island’s west coast, which makes sense: the location here is less touristy and doesn’t have sea access within walking distance (Nai Yang beach is 2.5 km away).
The stage is off-plan, with an average construction time of 12 months (10 to 24 depending on villa type) from the first payment; the primary source doesn’t name a fixed handover date. Ownership is freehold or leasehold, buyer’s choice. Projected rental yield is around 5% per year per the developer’s estimate; for a location next to the airport, that figure warrants a separate check — demand for short-term rental here is likely more business and transit-driven than resort-driven, and beach-area statistics don’t directly apply.
Because of the club’s size — just five villas — a resale market here will barely form: there’s little to compare a resale price against within the project itself. That’s worth keeping in mind for anyone considering the purchase not only for personal use but also as a future resale asset.
As an agency, for Botanica Skyport we separately check the actual level of aircraft noise on site (best done at different times of day), the current list of available villas — there are only five, and often just one or two units are on sale at a time — and the exact area of a specific unit, since the primary source itself doesn’t publish it. Price and payment schedule follow villacarte’s current price list, with no agency markup.
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 15 projects in Nai Yang; new-build entry level here: from ~$65,849. Botanica Skyport’s entry price is about 50% 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.
| Botanica SkyportThis project | Two Villas Kokyang | Zenithy Pool Villas | |
|---|---|---|---|
| Price from | from ~$596,943 | from ~$595,636 | from ~$593,943 |
| $/sqm | $1,180 | $1,915 | $1,794 |
| Beach | Nai Yang, ~2.5 km | Nai Harn, ~5 min by car | Bang Tao, ~3.5 km |
| Completion | Under constructionoff-plan, average construction time ~12 months (10–24 months) from the first payment, no fixed handover date | Phase 1 delivered 2007, Phase 2 — 2013 | phases completed 2022–2023 (Phase 1 from December 2023 per the listing) |
| Ownership | freehold or leasehold, buyer’s choice | freehold / leasehold | freehold and leasehold — confirmed per specific lot |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold or leasehold, buyer’s choice. 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 ~$596,943 for a 3-bedroom, 4-bathroom villa in a single-storey layout.
Botanica (AAP Development) — a villa developer operating on Phuket since 2005.
The project is off-plan, with an average construction time of ~12 months (10–24) from the first payment; no fixed handover date is given.
About 2.5 km to Nai Yang beach — not walking distance, transport is needed.
The project sits about 10 minutes from Phuket airport — we recommend assessing noise levels in person before buying, as the site is under the flight path.
Freehold or leasehold, buyer’s choice.
Yes, staged payment is available, with the schedule agreed after signing the contract.
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.
~5% developer’s projection — that is a projection, not a guarantee: 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.