A 37-villa complex with flexible layouts in Chalong — off-plan with a ~7% projected yield
Mutti Family Villas — villa project, Chalong: entry from ~$561,637. Beach: Rawai / Nai Harn, ~9–10 km. Both freehold and leasehold available. Yield: ~7% developer projection. Completion: off-plan, handover stated for Q4 2026.
Mutti Family Villas is a 37-villa complex in the Chalong area on the south of Phuket, currently under construction. The layout range is split into four types — from the compact Pearl (2 bedrooms plus an office) to the flagship Azure (5 bedrooms), with a roof terrace on some types. Entry is from ~$561,637 per Layan Real Estate’s price list.
Chalong is a southern residential district with dense everyday infrastructure: Lotus’s Chalong is nearby (~1.5 km), along with the BCIS international school (~2.5 km) and Big Buddha (~5 km) — one of the island’s main viewpoints. The nearest beaches, Rawai and Nai Harn, are about 9–10 km away — a car is required. In the same district, our catalog also lists the already-completed Larimar Villas (from ~$526,782) — a similarly priced entry point but without such a wide range of layouts — and the club-style off-plan Lavish Estates (from ~$1,645,751), noticeably pricier and with fewer homes.
Mutti Family Villas sits in an intermediate price bracket among Chalong’s villa projects: entry from ~$561,637 is higher than the completed Larimar Villas but well below the club-style Lavish Estates. The build-up area range — 230–705 sqm on plots of 160–500 sqm — combined with four layout types (Pearl, Coral, Breeze, Azure) gives buyers a rare choice of configurations within one complex, from a compact family villa to the flagship 5-bedroom line. The developer projects a rental yield of around 7% per year — a marketing benchmark, since the project has no operating history yet.
Mutti Development Co., Ltd. is a Thai company led by Boon Pakorn that already has several villa projects in Chalong, so Mutti Family Villas is not the developer’s debut. Handover is stated for Q4 2026 — the standard off-plan risk here is a possible schedule slip, typical for most villa complexes under construction on the island. The ownership structure is mixed: freehold is available via a Thai company or to Thai nationals, while foreigners are offered leasehold — the exact quota and terms for a specific villa need to be confirmed before reservation.
Who it suits: a buyer who values a wide choice of layouts within one complex and is comfortable with the south of the island without direct beach access. Buyers for whom beach access is essential should compare with projects further north, in Bang Tao or Layan.
Our role as an agency is to check the current construction schedule for each villa type, clarify the exact leasehold terms for foreign buyers, and review the reservation agreement before the first payment.
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 17 projects in Chalong; new-build entry level here: from ~$84,530. Mutti Family Villas’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.
| Mutti Family VillasThis project | Monetaria Villas | Angsana Villas | |
|---|---|---|---|
| Price from | from ~$561,637 | from ~$558,681 | from ~$564,795 |
| $/sqm | — | — | — |
| Beach | Rawai / Nai Harn, ~9–10 km | Rawai, ~850 m (Nai Harn ~4 km) | Bang Tao, ~5.3 km (free resort shuttle) |
| Completion | Under constructionoff-plan, handover stated for Q4 2026 | Under constructionoff-plan, 3 construction phases of 10–24 months from payment (average ~12 months) | completed in phases — Phase 1 in 2000, Phase 2 in 2009 (some sources cite 2011) |
| Ownership | freehold (via Thai company) / leasehold | freehold / leasehold | freehold on the structure, leasehold on the land — the standard Laguna Phuket structure, confirmed per lot |
| Rental program | yes | yes | yes |
| Guest rating | — | — | 4 / 5 · Tripadvisor |
The developer information in this listing states: freehold (via Thai company) / 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 ~$561,637 per Layan Real Estate’s price list — the Pearl line, 2 bedrooms plus an office. The complex has 37 villas across 2–5 bedrooms: Pearl, Coral, Breeze and Azure.
Mutti Development Co., Ltd. — a Thai company led by Boon Pakorn, which already has several villa projects in Chalong in its portfolio.
Off-plan: handover is stated for Q4 2026.
Freehold is available via a Thai company or to Thai nationals, leasehold is offered to foreigners. We confirm the exact structure for a specific villa before the deal.
About 9–10 km to Rawai and Nai Harn beaches — Mutti Family Villas is not a beachfront project, a car is needed.
The developer projects a yield of around 7% per year. This is a marketing benchmark at the sales stage — the project has no rental track record of its own yet.
The main difference is the wide range of layouts — from 2 to 5 bedrooms — in one complex. For comparison: the club-style off-plan Lavish Estates in the same area starts from ~$1,645,751 — noticeably more expensive and without such a choice of configurations.
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.
~7% 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.