A villa community next to HeadStart International School — two phases already delivered, a third under construction
Clover Residence — villa project, Bang Tao · Laguna: entry from ~$980,394, from $2,858 per sqm. Beach: Bang Tao, ~5.5 km. Both freehold and leasehold available. Yield: ~6% developer projection. Completion: Phase I delivered Aug 2024, Phase II delivered Jan 2025, Phase III (Luxe Zone) targeted Feb 2026.
Clover Residence is a villa community in Si Sunthon, an inland district next to Bang Tao on Phuket’s west coast. The project is developed by small company Good Team 888 with construction team Athena Siam, built in three phases: 33 villas of Phase I delivered in August 2024, 30 villas of Phase II in January 2025, and 14 villas of the final Luxe Zone (Phase III) still under construction with a target completion of February 2026.
Si Sunthon is a quiet inland district next to Bang Tao, developed mostly with villa communities and known for its neighbour, HeadStart International School, which sits right at the edge of the Clover Residence plot. The developer states partial resident access to the school’s facilities — pool, running track, play areas — which can be a meaningful selling point for families with children. Bang Tao beach is 5.5 km away, reachable only by car — a fundamentally different profile from the coastal villa clusters on the island’s west side, where the beach is walkable. Demand here is driven more by family living next to a school and inland privacy than by a beach lifestyle.
Entry to the project starts at ~$980,394 for a 3–5 bedroom villa, 343–658 sqm, on a 580–688 sqm plot. Foreign buyers only get leasehold — 30 years with two renewals, 90 years total; freehold land requires setting up a Thai company. The developer projects roughly 6% annual rental yield — a marketing figure with no independent confirmation we could find, and one worth checking separately alongside the management company’s actual terms. CAM fee and sinking fund figures found in Phase I resale listings look inconsistent and likely include aggregator errors — not something to rely on; a direct query to the complex’s management company is needed.
Good Team 888 is a small developer without a public portfolio of projects beyond Clover Residence, so it has to be judged largely by how it handled the already-delivered Phase I and Phase II: both completed on the stated schedule with no public reports of major delays, which gives a reasonable degree of confidence in the current Phase III construction. Risk is concentrated in the final phase — the 14 Luxe Zone villas are not yet delivered, and, as with any off-plan stage, a date slip is possible. Buyers should keep the ownership structure in mind: leasehold, not freehold land, which matters for resale or inheritance planning.
Who it suits: families who value a school within walking distance and a private gated community with large plots, and who accept the leasehold structure and lack of beach walkability. Buyers who want a beach address or insist on freehold land should look at coastal projects in Bang Tao or Layan.
Our role as an agency — on a project with conflicting operating-cost figures, we will confirm the current CAM and sinking-fund rate with the management company, plus the exact terms of access to HeadStart’s facilities, before recommending a reservation.
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. Clover Residence’s entry price is about 45% 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.
| Clover ResidenceThis project | Baan Bua Phase II | Mouana Serenity Cherng Talay | |
|---|---|---|---|
| Price from | from ~$980,394 | from ~$981,264 | from ~$984,343 |
| $/sqm | $2,858 | $2,453 | $2,734 |
| Beach | Bang Tao, ~5.5 km | Nai Harn, ~3.3 km | Layan, ~4.4 km |
| Completion | Phase I delivered Aug 2024, Phase II delivered Jan 2025, Phase III (Luxe Zone) targeted Feb 2026 | Completedmove-in ready | Under constructionoff-plan, phase 1 — 10–24 months from payment (average ~12 months) |
| Ownership | leasehold for foreigners (30+30+30 years); freehold available via a Thai company | freehold / leasehold | freehold / leasehold |
| Rental program | yes | yes | yes |
The developer information in this listing states: leasehold for foreigners (30+30+30 years); freehold available via a Thai company. 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 ~$980,394 for a 3–5 bedroom villa, 343–658 sqm, on a 580–688 sqm plot, per villacarte pricing.
Good Team 888 Co., Ltd., with construction company Athena Siam. A small developer without a large public portfolio outside this project, but with two phases already delivered within Clover Residence itself.
Phase I was delivered in August 2024, Phase II in January 2025. Phase III (Luxe Zone, 14 villas) is under construction, targeted for February 2026.
Foreign buyers get leasehold — 30 years with two renewals (90 years total). Freehold land ownership is only possible via a Thai company.
The developer states a projected ~6% a year. That is a marketing projection — we found no independent yield data.
Bang Tao beach is about 5.5 km away, so a car is needed. The upside of the location is being next to HeadStart International School and relative distance from the tourist crowds.
~6% developer 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.