An 8-villa club estate designed by Architect 49 in Rawai — from ~$2,727,782
Sea Theatre Rawai — villa project, Rawai: entry from ~$2,727,782, from $5,683 per sqm. Beach: Rawai, ~3 km; Nai Harn ~5.5 km. Ownership: freehold. Yield: ~6% developer projection. Completed: Phase I handed over in March 2026.
Sea Theatre Rawai is an intimate club estate of just eight exclusive villas in Rawai, southern Phuket: plots of 480–645 sqm, houses of 673.8–884.8 sqm across 2–4 storeys, designed by Architect 49 Phuket. The project is built by Boat Pattana Co., Ltd. — a developer with a track record in the same part of the island. Phase I was already handed over in March 2026.
Rawai is a southern district of Phuket, quieter and less touristy than the west coast, with a growing number of mid-to-high-end villa projects. Rawai beach is about 3 km from Sea Theatre, and Nai Harn about 5.5 km: there’s no walking access to the sea, but the villas are designed around panoramic Andaman Sea views from elevated plots. Our catalog also lists Saturdays Residence in the same Rawai area — a completed 119-unit condo complex at a far more accessible price. Sea Theatre Rawai targets a different segment: an intimate club of 8 villas with a private clubhouse instead of a large residential complex.
Entry into the project starts from ~$2,727,782 for a villa with a plot from 480 sqm and a house from 673.8 sqm, placing Sea Theatre Rawai in the upper tier of southern Phuket’s villa offerings. The developer does not publicly disclose the full bedroom-count unit mix — the specific layout and price are discussed per chosen lot.
The developer states a rental yield target of around 6% per year. Since Phase I is already handed over, part of that figure may draw on real operating practice rather than pure projection — but there’s no confirmed public occupancy data yet. No CAM fee or other running-cost figures have been publicly disclosed.
Boat Pattana Co., Ltd. has an active track record in Rawai and Bang Tao: besides Sea Theatre Rawai, the company has completed the Chardonnay Nai Harn condominium and is building Boat Avenue Residence and The Aqua. Having Phase I already handed over is a reputational plus — this is not a purely paper off-plan project, but one with a confirmed record of delivering at least part of the villas on time.
Who it suits: a buyer looking for an intimate villa club format in Rawai with panoramic ocean views, comfortable with the beach not being within walking distance. Anyone for whom proximity to the water is critical should look at west coast projects closer to the sea.
Our role as an agency is to arrange a viewing of a handed-over villa or a specific lot in the next phase, confirm the ownership structure, and send current rental terms before any deposit is made.
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 31 projects in Rawai; new-build entry level here: from ~$105,652. Sea Theatre Rawai’s entry price is about 1289% 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.
| Sea Theatre RawaiThis project | Aurora Villas | Cohiba Villas Layan | |
|---|---|---|---|
| Price from | from ~$2,727,782 | from ~$2,960,895 | from ~$2,482,060 |
| $/sqm | $5,683 | — | $5,746 |
| Beach | Rawai, ~3 km; Nai Harn ~5.5 km | Kata, ~1.3 km | Layan, ~1.4–2.3 km |
| Completion | CompletedPhase I handed over in March 2026 | Under constructionPhase 1 — December 2026 | Under constructionoff-plan, targeted late 2026 (exact date not disclosed by the developer) |
| Ownership | freehold available, exact structure set per villa | freehold / leasehold | mixed structure: leasehold + freehold share with a post-completion conversion option — verify with a lawyer |
| Rental program | yes | yes | yes |
The developer information in this listing states: freehold available, exact structure set per villa. 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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Compact ready villa estate 1.5 km from Rawai Beach in south Phuket
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 ~$2,727,782 for a villa with a plot of 480–645 sqm and a house of 673.8–884.8 sqm. The exact price depends on the specific lot and phase.
Boat Pattana Co., Ltd. — a developer also behind The Aqua, Chardonnay Nai Harn in Rawai, and Boat Avenue Residence in Bang Tao. Sea Theatre Rawai was designed by Architect 49 Phuket.
Phase I was handed over in March 2026 — some villas are already move-in ready. Remaining phases may be at different stages of completion.
Freehold is available; the exact ownership structure is discussed per villa at the booking stage.
The developer states a target of around 6% per year. The exact figure depends on the specific villa and seasonality.
Rawai beach is about 3 km away, Nai Harn about 5.5 km. There is no walking access to the sea, but the villas are oriented toward views of the Andaman Sea.
Saturdays Residence is a completed 119-unit condo complex with a far lower entry price. Sea Theatre Rawai is an intimate villa format of only 8 residences with a private clubhouse and a noticeably higher price point.
~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.