9 villas on “1 rai – 1 villa” plots in the gated MIRA Valley community — a joint project by M2 Plus and Ananda Development
Punyisa Pachira Manik — villa project, Thalang: entry from ~$3,636,633, from $3,953 per sqm. Beach: Bang Tao, ~7 km. Both freehold and leasehold available. Yield: ~4% developer projection. Completion: off-plan, ~10–24 months after launch (average ~12 months).
Punyisa Pachira Manik is an intimate estate of just 9 villas in the gated MIRA Valley community in the north of Phuket, near Kamala forest: 4–5 bedrooms, houses from 920 to 1,290 sq.m (types B, A, A+), each villa on its own plot of about 1 rai (~1,600 sq.m) under the “1 rai – 1 villa” concept. The project is being built by Phuket-based M2 Plus (architect Mary Pakamard, the Punyisa brand since 2022) together with Ananda Development — a major Thai developer building a large-scale MIRA Valley master plan around the project. Entry price is from ~$3,636,633.
MIRA Valley is an inland enclave near Kamala forest, away from the coastal tourist strip: about 7 km to Bang Tao beach, 10 km to Surin and 11 km to Layan, meaning a car is needed to reach any beach. In exchange, you get seclusion, natural surroundings and a scale of land that’s hard to find closer to the coast in this segment: each villa stands on its own plot of about 1 rai, and the whole community is designed as an enclave of nine standalone houses rather than dense development. In the same Punyisa brand, our catalog also lists Punyisa Layan and Punyisa Bang Jo — both closer to the Bang Tao coastline and noticeably more affordable; Pachira Manik stands out for the scale of its master plan and the partnership with a major developer.
The project has three villa types — B (920 sq.m), A (1,053 sq.m) and A+ (1,145–1,290 sq.m), all with 4–5 bedrooms plus a staff room, priced from ~$3,636,633 for the entry-level type. This is the highest entry price among M2 Plus/Punyisa projects in our catalog — the premium is explained by the size of the plots (about 1 rai per villa), signature handcrafted furniture from M2 Plus’s own factory, and LEED Platinum-certified zones. The developer’s yield projection is around 4% annually, one of the most modest figures among the villa projects in our catalog: an inland location without a beach within walking distance is less attractive for short-term rental than coastal communities, and this is reflected in the conservative projection.
M2 Plus has been building the Punyisa brand since 2022, and for Pachira Manik it is partnering with Ananda Development for the first time — a major Thai developer that has announced a MIRA Valley master plan spanning thousands of acres of forest around the project. Ananda’s involvement adds scale and capital that a boutique developer like M2 Plus typically lacks, but this specific joint format is new — the partnership has no independent delivery track record yet. Construction follows an off-plan scheme with a horizon of 10–24 months (averaging around 12) — a standard timeframe for Phuket, but one that means an individual schedule per villa rather than a single handover date for the whole community.
Who it suits: an ultra-luxury buyer for whom privacy, plot scale and the reputation of a major partner-developer matter more than a beach within walking distance and a more modest budget. Those who need a lower entry price should look at Punyisa Layan or Punyisa Bang Jo in the same brand, or other Bang Tao villa projects in our catalog.
Our role as an agency is to verify the current status of the M2 Plus and Ananda Development partnership, the exact construction schedule, and the freehold/leasehold structure per specific villa 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: July 2026.
Our catalog currently tracks 27 projects in Thalang; new-build entry level here: from ~$100,622. Punyisa Pachira Manik’s entry price is about 374% 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.
| Punyisa Pachira ManikThis project | Trisara | Sea Cloud View | |
|---|---|---|---|
| Price from | from ~$3,636,633 | from ~$3,750,000 | from ~$3,263,607 |
| $/sqm | $3,953 | — | $7,285 |
| Beach | Bang Tao, ~7 km | Nai Thon, ~150 m | Cape Panwa, ~50 m |
| Completion | Under constructionoff-plan, ~10–24 months after launch (average ~12 months) | resort opened 2003, Phase 1 residences completed 2019 | Under constructionoff-plan |
| Ownership | freehold / leasehold | freehold (structure) / leasehold (land, up to ~90 years) | freehold / leasehold / via a Thai company — structure set per villa |
| 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 ~$3,636,633 for a type B villa of 920 sq.m, 4 bedrooms. The senior types A (1,053 sq.m) and A+ (1,145–1,290 sq.m) with 4–5 bedrooms cost more — the exact price is confirmed per specific lot.
The project is being built by M2 Plus (architect and designer Mary Pakamard, the Punyisa brand since 2022) together with Ananda Development — a major Thai developer building the MIRA Valley master plan.
Off-plan: construction takes from 10 to 24 months after launch, averaging around 12 months.
Both are available; the exact structure is confirmed per specific villa at the deal stage.
About 7 km to Bang Tao beach — MIRA Valley sits inland near Kamala forest, so a car is needed to reach the sea.
Each of the 9 villas stands on its own plot of about 1 rai (~1,600 sq.m) — the developer is betting on privacy and distance between houses rather than density.
Punyisa Layan and Punyisa Bang Jo are standalone M2 Plus projects near the Bang Tao coastline with a more accessible entry price. Pachira Manik is part of the MIRA Valley master plan with Ananda Development — the brand’s most expensive and most secluded project.
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.
~4% 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.