EIA (environmental assessment) — what it means
EIA (Environmental Impact Assessment) is the mandatory state review for large and coastal projects. Building before EIA approval is the main cause of Phuket’s frozen sites; check the EIA status before any deposit.
When a project must pass an EIA
The EIA is a state environmental review overseen by ONEP. It is mandatory for large residential complexes and hotels, and for projects in the coastal zone — which covers a significant share of Phuket’s new builds. Until the report is approved, the developer may not begin main construction.
What this means for the buyer
Construction started before EIA approval is one of the biggest red flags: the project can be halted and delivery pushed back by years. So the review’s status is checked before any deposit: whether an approval exists, which project configuration it was issued for, and whether that matches what is being sold.
How this works with us
For catalogue projects we request confirmation of the EIA status from the developer and reconcile it with the current configuration: the number of storeys, the unit count, the distance to the sea. For off-plan purchases this is part of the standard pre-reservation check — together with the building permit and the land title.
Frequently asked questions
Does every Phuket project need an EIA?
No — the requirement depends on scale and location: large complexes, hotels and coastal projects fall under the review, while small villa builds generally do not. The thresholds are set by the state.
How do I check a project’s EIA status?
Request the approval document from the developer and reconcile it with the project’s configuration; lawyers also verify the status as part of due diligence.
What if construction is running without an approved EIA?
Do not pay a deposit: the project risks a stoppage and a drawn-out delivery. It is a classic mark of a troubled developer.
Primary source: ONEP — Office of Natural Resources and Environmental Policy and Planning
See it on a real property
Terms matter when there is an actual deal behind them. We will show how this one works on a project from the catalogue — documents and numbers included.
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