Layan Real Estate · real estate agency

Investment Property in Phuket

An investment property is not simply a project whose brochure promises a yield. It needs identifiable tenant demand, measurable running costs, a workable management model and a credible future buyer. That is why this is a curated shortlist rather than every catalog entry carrying a rental-program label.

We selected projects with a published entry price and managed-rental proposition across several areas and budgets. Their cards show construction stage, ownership, payments and honest pros and cons; any stated return remains a forecast or contractual term, not a verified operating result.

Contracted rental return →

12

projects in the catalog

$119K

entry from

6

areas of the island

Developer: VillaCarte GroupUnder construction · 2026

Layan · Condo-hotel

Layan Green Park

Phuket’s first eco condo-hotel (EDGE): Phase 1 operating since 2024, Phase 2 completes in 2026

resale from $142,602Prices & terms →

Developer: VillaCarte GroupUnder construction · 2028

Layan · Condo-hotel

Layan Verde

A self-contained seaside eco-quarter 700m from Layan beach — VillaCarte Group’s flagship

from $235,995Prices & terms →

Under construction · 2027

Layan · Condos + villas

AYANA Heights Seaview Residence

Condos and villas near Layan and Bang Tao: a mixed masterplan, completion 2026–2027

from ~$254,462Prices & terms →

Completed

Bang Tao · Laguna · Condominium

The Title Legendary

The Title ready condo 700 m from Bang Tao beach — 637 apartments, completed in 2025

from ~$161,386Prices & terms →

Under construction · 2024

Bang Tao · Laguna · Condominium

Laguna Lakeside

A Laguna condo phase by the resort lakes: Phase 1 completed in 2024, the second (Aster) is under construction to 2028

from ~$206,700Prices & terms →

Under construction · 2027

Bang Tao · Laguna · Condominium

Surfhouse Residences

A 34-unit boutique condominium 2 minutes on foot from Boat Avenue

from ~$541,692Prices & terms →

Completed

Kamala · Condominium

Twinpalms Residences MontAzure

Completed beachfront condo in Kamala: 75 residences managed by Twinpalms, built and operating

resale from ~17M THBPrices & terms →

Completed

Karon · Condominium

Proud Residence

A completed condo complex by Karon beach, managed by Wyndham Hotels & Resorts

from ~$147,799Prices & terms →

Under construction · 2026

Karon · Condominium

Hennessy Residence

Art House Group’s art-deco condo village 500 m from Karon Beach, with a 3-year fixed-income programme

from ~$278,484Prices & terms →

Under construction · 2026

Nai Harn · Condo-hotel

The One Naiharn

A condotel managed by Burasari Group, 1.2 km from Nai Harn beach

from ~$119,313Prices & terms →

Completed

Nai Harn · Condo-hotel

Wyndham Grand Nai Harn Beach Phuket

A completed condo-hotel under the Wyndham brand by Nai Harn beach — a rental program with contracted income

from ~$239,639Prices & terms →

Completed

Mai Khao · Condominium

Baan Mai Khao

A beachfront Sansiri condominium on Phuket’s longest beach

from ~$318,167Prices & terms →

All catalog projects →

A shortlist should survive a lower-income scenario

Compare a base case and a downside case using the same all-in purchase cost. Change occupancy, achievable rent and operating costs explicitly; do not add assumed capital growth to rental yield. For an off-plan unit, include the period before rental launch. Keep a forecast separate from a contractual payment obligation and check the counterparty behind any obligation.

What to request for a property-specific investment review

Provide your budget, holding period, intended personal use and financing assumptions. We will ask for a unit-specific price, the management agreement, complete fee schedule and operating statements from relevant completed comparables where available. Missing evidence remains a limitation, not a number filled in to make a projection work.

How to calculate yield correctly

Start with the full acquisition cost: unit price, registration expenses, furniture, fit-out reserve and payments before rental launch. Deduct operator commission, CAM fees, utilities, repairs, tax and vacancy from gross revenue. Only the remainder divided by all invested capital produces a comparable net yield.

What creates durable rental demand

Beach walkability, area infrastructure, a capable operator and the right floor plan matter more than a promised percentage. Compact condos are easier to fill and resell; villas command higher rent but cost more to maintain. Also verify that the intended short-term rental model is permitted under the property’s legal and operating structure.

Plan the exit before buying

Define the holding period and future buyer before reserving: another investor, a family buying a winter home or an owner seeking a resort residence. Resale liquidity depends on price per square metre against completed comparables, foreign-freehold quota, management quality and how many competing units reach resale together after handover.

FAQ

What information is needed to compare Phuket investment property?

Start with budget, holding period and owner use. Compare the specific unit price, total acquisition costs, management and ownership documents, recurring expenses and evidence behind the rent assumptions. Evaluate a downside case as well as the sales forecast.

What yield can Phuket property produce?

Actual performance depends on the project, season, management commission and expenses. Developer forecasts are not directly comparable: convert each one to net income after all fees and vacancy first.

Which is better for investment: a condo or a villa?

A condo usually needs less capital, is simpler to manage and can be available to foreigners in the freehold quota. A villa can command higher rent but has more maintenance and a more complex land structure. The answer depends on budget and holding period.

Does contracted rent remove investment risk?

No. Verify who owes the payment, the source of funds, the term and what happens after it ends. A developer commitment does not replace contract review or a check of the operator’s financial strength.

The market in numbers

Median entry price

~$239,639

Median $/sqm

~$5,981

Projects in catalog

12

Prices by unit type

Type	Units tracked	Median price
Studio	6	~$161,386
1 bedroom	12	~$278,484
2 bedrooms	6	~$549,915

Calculated from 29 unit-mix rows in our catalog; medians refresh with every update.

Investment Property in Phuket

Our catalog currently tracks 12 projects — a curated shortlist with documented managed-rental propositions: 7 condominiums, 4 condo-hotels, 1 mixed-use project. This is a live market snapshot — the page rebuilds with every catalog update, so the numbers below are current as of the date in the header.

Read the full overview

New-build entry starts from ~$119 313 (The One Naiharn); the median entry is ~$239 639, and the median price per square metre is ~$5 981/m². Medians are steadier than averages: a single ultra-luxury lot cannot skew them.

7 projects are under construction and 5 are completed and occupied. Completions are spread as follows: 2024 — 1 project, 2026 — 3 projects, 2027 — 2 projects, 2028 — 1 project. The closer the handover, the smaller the waiting discount — the lowest prices historically belong to early phases.

Completed and occupied: The Title Legendary, Twinpalms Residences MontAzure, Proud Residence, Wyndham Grand Nai Harn Beach Phuket, Baan Mai Khao. Under construction: Layan Green Park (2026), Layan Verde (2028), AYANA Heights Seaview Residence (2027), Laguna Lakeside (2024), Surfhouse Residences (2027), Hennessy Residence (2026), The One Naiharn (2026). Every project page in the catalog carries unit prices, instalment terms, honest pros and cons, and an FAQ.

Prices by unit type (entry and catalog median): studios — from ~$119 313, median ~$161 386 (6 listings); 1-bedroom units — from ~$147 799, median ~$278 484 (12 listings); 2-bedroom units — from ~$303 400, median ~$549 915 (6 listings).

7 of 12 projects put the beach within walking distance (~1 km); 12 offer a managed rental program or pool; 5 have sea-view units. For investors these are the three yield filters that matter most: walkable beach and managed rentals historically deliver the best occupancy.

The slice covers 10 developers; the most represented are VillaCarte Group (2 projects), Art House Group (2 projects), T.H. Group Phuket Co., Ltd. (1 project), The Title (RHOM BHO Property) (1 project). Developer diversity reduces risk — compare delivery track records, not just prices; every developer has its own page in the catalog.

Overview prepared by Artem Bukhkalov — authorized partner of VillaCarte Group & Layan Verde · artemphuket.com

Availability & price

Which units are free right now — and how far the price really moves

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.

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