9 villas on spacious plots near Layan and Bang Tao — solar panels and a jacuzzi at every villa
Punyisa Layan — villa project, Bang Tao · Laguna: entry from ~$1,978,885, from $3,748 per sqm. Beach: Bang Tao, ~3 km. Both freehold and leasehold available. Yield: ~7% developer projection. Completion: handover was stated for Q3 2026 — the date has passed.
Punyisa Layan is an intimate estate of just 9 villas in the corridor between Bang Tao and Layan: 3 or 5 bedrooms, houses from 528 to 725 sq.m on spacious plots from 1,000 to 1,680 sq.m, with solar panels and a jacuzzi included as standard at every villa. Entry price is from ~$1,978,885.
The project sits inland between two beaches: about 3 km from Bang Tao and about 4 km from Layan, meaning a car is needed to reach the sea, but the choice of beach is wider than for estates tied to a single stretch of coastline. Laguna Golf Phuket is nearby, 10 minutes by car. In the same Punyisa brand, our catalog also lists a larger Punyisa Bang Jo (43 villas, freehold) and a more secluded, pricier Punyisa Acacia Paklok with resort infrastructure — Punyisa Layan stands out for its intimacy (just 9 households) and the most spacious plots of the three brand projects.
The project has two formats — 3 and 5 bedrooms, house area from 528 to 725 sq.m on a plot from 1,000 to 1,680 sq.m, priced from ~$1,978,885. Plots here are noticeably larger than a typical villa estate at the same price point in the Bang Tao corridor — a land premium that’s felt in the price. Solar panels included as standard partly offset operating costs compared to villas without their own generation. The developer’s yield projection is around 7% annually, but since the project is under construction, there’s no confirmed rental history yet — this is a sales-stage estimate.
M2 Plus has been building the Punyisa brand since 2022, running several island locations in parallel; Punyisa Layan is the most intimate of the three brand phases in our catalog. The compact scale (9 villas) usually means more predictable construction management than large multi-phase complexes, and delivery was set for the third quarter of 2026 — the date has passed, and we confirm the actual status with the developer. On the risk side: the developer’s thin track record in terms of years on the market, and a narrow choice of configurations (only 3 or 5 bedrooms, no options in between).
Who it suits: a buyer of a villa with a spacious plot and energy-efficient features (solar panels), for whom intimacy and proximity to two beaches matter more than walking distance to the sea. Those who need freehold title or a wider choice of configurations should compare with Punyisa Bang Jo or other Bang Tao and Layan villa projects in our catalog.
Our role as an agency is to verify the current construction status and exact handover date, confirm the freehold/leasehold structure per villa, and check the rental program terms before signing.
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.
Units on sale as of 20 Oct 2026. Exact THB prices — 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 137 projects in Bang Tao · Laguna; new-build entry level here: from ~$93,823. Punyisa Layan’s entry price is about 233% 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.
A timeline from developer reports and our own site visits. Every entry carries the date it was observed — on an off-plan project what matters is not only what is built, but when someone last looked.
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.
| Punyisa LayanThis project | Lavish Estates | Layan Lucky Villas II | |
|---|---|---|---|
| Price from | from ~$1,978,885 | from ~$1,958,825 | from ~$2,027,206 |
| $/sqm | $3,748 | — | $2,492 |
| Beach | Bang Tao, ~3 km | Kata, ~9 km; Nai Harn, ~11 km | Bang Tao, ~4.4 km |
| Completion | Under constructionhandover was stated for Q3 2026 — the date has passed | Under constructionmoved to Q4 2027 (phases 1–2 handover was slated for end of 2025 earlier) | Under constructionoff-plan, construction starts after the first payment, average timeline ~12 months |
| Ownership | freehold / leasehold | freehold (house) / leasehold (land via assignment agreement) | freehold (house) / leasehold (land) |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold / 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 ~$1,978,885 for a villa of 528–725 sq.m on a plot of 1,000–1,680 sq.m, in a 3- or 5-bedroom configuration.
M2 Plus, a Phuket developer led by architect Mary Pakamard, building the Punyisa villa brand since 2022. Punyisa Layan is an intimate phase of just 9 villas.
Delivery was set for the third quarter of 2026 (Q3 2026) — the date has passed, we confirm the actual status with the developer.
Both are available; the exact structure per villa is confirmed at the deal stage.
About 3 km to Bang Tao beach and about 4 km to Layan beach — a car is needed, but you get a choice of two beaches with different characters.
Yes, solar panels are included as standard at every villa — the developer emphasises energy efficiency across the Punyisa lineup.
Punyisa Bang Jo is larger (43 villas) and has freehold title. Punyisa Acacia Paklok is more secluded and pricier, with resort infrastructure. Layan is the most intimate format (9 villas) with the most spacious plots relative to the beach.
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 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.