Phuket Price & Yield Index
A single view of 292 projects across 15 areas of the island: median $/sqm, entry price and declared yields. Every $/sqm median is computed from 367 unit-mix rows — actual units with a stated price and floor area, not estimates.
Price per sqm by area
A median is published only where at least five units carry both a price and a floor area. Thinner slices show a dash instead of a number.
The island-wide spread is 2.9×: Surin — $5,826 against Nai Thon — $1,979 per square metre.
| Area | Projects | Median $/sqm | Units in sample | Median entry | Off-plan / ready |
|---|---|---|---|---|---|
| Layan | 24 | $4,809 | 52 | $766,521 | 18 / 6 |
| Bang Tao | 123 | $3,239 | 137 | $699,454 | 80 / 43 |
| Surin | 5 | $5,826 | 6 | $453,050 | 2 / 3 |
| Kamala | 16 | $4,645 | 22 | $416,960 | 8 / 8 |
| Patong | 3 | — | 4 | $178,484 | 2 / 1 |
| Karon | 7 | $4,223 | 6 | $130,215 | 3 / 4 |
| Kata | 9 | $4,143 | 13 | $326,488 | 6 / 3 |
| Nai Harn | 13 | $3,714 | 10 | $322,202 | 4 / 9 |
| Rawai | 27 | $3,403 | 39 | $166,964 | 15 / 12 |
| Chalong | 15 | $2,510 | 14 | $526,782 | 9 / 6 |
| Phuket Town | 11 | $3,029 | 11 | $1,437,836 | 6 / 5 |
| Mai Khao | 8 | $2,287 | 10 | $471,995 | 3 / 5 |
| Nai Thon | 9 | $1,979 | 6 | $593,727 | 7 / 2 |
| Nai Yang | 11 | $3,451 | 18 | $399,058 | 8 / 3 |
| Other areas | 11 | $3,123 | 19 | $1,141,721 | 7 / 4 |
Price per sqm by property type
A square metre in a condo-hotel costs more than in a villa: the price carries the resort infrastructure, the management layer and a smaller unit footprint.
| Type | Projects | Median $/sqm | Units in sample | Median entry |
|---|---|---|---|---|
| Condominium | 89 | $3,979 | 125 | $148,900 |
| Condo-hotel | 18 | $5,797 | 38 | $153,743 |
| Villa | 168 | $2,576 | 185 | $884,579 |
| Mixed-use | 17 | $4,459 | 19 | $274,906 |
Off-plan against completed
Off-plan stock costs 13% more per square metre than completed stock
Counter-intuitive, but explicable: new launches bring current layouts in the better locations, while completed stock is weighted towards whatever has been slower to sell. "Buying early is cheaper" is a property of a specific project, not of this market.
Declared yields
These are developer projections taken from project documentation — not verified returns actually received by owners.
Declared projections range from 3% to 15% per year · Median 6%
| Projection | Projects | |
|---|---|---|
| <5% | 12 | |
| 5–6% | 43 | |
| 6–7% | 101 | |
| 7–8% | 48 | |
| 8%+ | 20 |
224 of 292 projects state a yield projection; 272 operate a rental programme.
How to read these numbers: a developer projection is a marketing figure. It is usually quoted before vacancy, utilities, sinking-fund contributions and the management company’s share. What an owner actually banks is almost always lower — and the gap tends to widen as the promised number rises.
Ownership structure
A foreign buyer can hold a condominium freehold within 49% of a building’s saleable area — that quota is what determines which option is actually available in a given project.
Property classes: what a square metre costs in each
The section above is computed from our catalog and covers the whole island. This one is a separate cut: the Bang Tao off-plan condominium market broken into four classes. The two do not add up and do not substitute for one another — different territory, different property type, different stage of completion.
Source: VCG Analytics & Research · VillaCarte Group · Q1 2026 data · The report publishes prices in Thai baht. Dollar equivalents are converted at 33.5 THB to $1 as of 2026-07-31 and shown for reference only.
The market added 671 units and 29,233 sqm over the quarter — entirely from new phases inside existing developments. Not a single new project launched.
Average price per sqm by class
Classes are assigned by the report’s analysts on the full profile of a project, not by a single price threshold — the ranges of neighbouring classes overlap.
The gap between the top and bottom class is 2.9×: Lux+ — 412,909 THB ($12,326) against Comfort — 141,400 THB ($4,221) per square metre.
| Class | Projects | Units on sale | Per sqm, THB | Per sqm, $ | Average unit, THB | Average size, sqm | Available |
|---|---|---|---|---|---|---|---|
| Comfort | 16 | 1,894 −8.1% | 141,400 −4.8% | $4,221 | 6,037,413 −0.5% | 43 | 57% |
| Premium | 26 | 2,926 +13.4% | 195,005 −0.6% | $5,821 | 12,155,136 −7.3% | 62 | 57% |
| Lux | 11 | 387 −10.4% | 243,198 −0.8% | $7,260 | 39,727,039 +1.6% | 159 | 41% |
| Lux+ | 4 | 14 −6.7% | 412,909 +6.4% | $12,326 | 178,612,625 −2.8% | 433 | 47% |
| 57 | 57 | 5,221 | 194,862 | $5,817 | 12,373,571 | 63 | — |
The mass segment under pressure: supply and prices are falling at the same time. The product range is narrow — studios, one- and two-bedrooms, no larger formats. Average unit size nonetheless rose from 40.8 to 42.7 sqm.
The largest segment on the market and the only one carrying the full range of formats from studio to four-bedroom. Supply grew 13.4% while the price per metre barely moved: the drop in average unit price comes from floor area shrinking from 67 to 62 sqm, not from discounting.
The only segment where unit prices rose. Supply contracted 10.4% and just 41% of stock remains available — the tightest on the market: weaker projects are exiting while stronger ones hold price.
A niche: 4 projects and 14 units on sale. Price per metre rose 6.4% while average size fell from 483 to 433 sqm. Three- and four-bedroom formats only.
Price per sqm by unit format
The metre gets more expensive as the format grows: studios and one-bedrooms cost almost the same per metre, and from there the rate climbs with floor area.
| Format | Projects | Units on sale | Per sqm, THB | Per sqm, $ | Average size, sqm | Available |
|---|---|---|---|---|---|---|
| Studio | 17 | 998 +54.7% | 168,712 −9% | $5,036 | 31 | 45% |
| 1 bedroom | 44 | 2,586 −12.8% | 169,374 −0.9% | $5,056 | 45 | 60% |
| 2 bedrooms | 48 | 1,216 +14.4% | 198,079 −2.6% | $5,913 | 85 | 53% |
| 3 bedrooms | 37 | 386 +2.7% | 232,135 +0.8% | $6,929 | 170 | 59% |
| 4 bedrooms | 7 | 35 −7.9% | 257,190 −3.7% | $7,677 | 447 | 55% |
How supply is distributed by price per metre
Active inventory by price-per-sqm band, units.
| THB per sqm | Units | |
|---|---|---|
| 100–120k | 191 | |
| 120–140k | 800 | |
| 140–160k | 1,095 | |
| 160–180k | 1,259 | |
| 180–200k | 472 | |
| 200–220k | 401 | |
| 220–240k | 246 | |
| 240–260k | 233 | |
| 260–280k | 130 | |
| 280k+ | 323 |
- The core of the market is the THB 140–180k per sqm band: 2354 units, 45% of all active inventory. Competition peaks here.
- The 180–240k band is the transition from mass-market Premium to entry-level Lux: 1170 units, 23%. Supply thins out gradually here rather than dropping off.
- Above 240k the market narrows sharply: 676 units, 13%. Little competition — and few buyers.
Transactions in the quarter
Measured across 23 projects: 211 transactions in the quarter. This is liquidity rather than price — where demand actually closes.
| Class | Deals | Share of market | Average per project |
|---|---|---|---|
| Comfort | 92 | 44% | 23 |
| Premium | 57 | 27% | 6 |
| Lux | 58 | 27% | 7 |
| Lux+ | 4 | 2% | 2 |
Context
- Phuket hotel occupancy runs at 83.4%, among the highest in Thailand.
- Phuket’s announced investment pipeline exceeds THB 541bn; 2025 saw 72 project launches and 10.3k units, with 6–8k expected in 2026.
- Foreign buyers account for 14.7% of transactions by volume and 25% by value — the premium segment rests on them.
- Bang Tao land values are rising roughly 10.7% a year, and about 80% of local development sits in the luxury and upscale brackets.
- Phuket received 3.82m visitors in Q1 2026 (−1.93% year on year) on THB 146.1bn of tourism revenue.
This material is informational and is not investment, legal or tax advice. Prices are market averages at the time of measurement; the price of any individual transaction may differ.
Methodology
- Source: the Phuket project catalog maintained by Layan Real Estate — developer prices and unit mixes reconciled against their current price lists.
- The $/sqm median is computed from every unit-mix row that states both a price and a floor area; units under 10 sqm are excluded as data errors.
- We use the median rather than the mean, so a handful of penthouses cannot drag an area’s figure upwards.
- No $/sqm median is published for a slice with fewer than five units — the cell shows a dash instead.
- Prices are developers’ starting prices in US dollars; a transacted price may differ.
- The index is recomputed automatically on every catalog update, so the figures on this page always match the current database.
Free to cite
These figures are open for use in articles, research and market reviews, provided the source is credited with a link.
Source: Phuket Price & Yield Index, Layan Real Estate — https://layanre.com/en/villacarte/catalog/price-index
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