When buying freehold
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.
13 private pool villas by architect Joe Sanya, between Nai Yang and Nai Thon
TIARA Saku — villa project, Nai Yang: entry from ~$986,802, from $2,203 per sqm. Beach: Nai Yang, ~3.5 km. Both freehold and leasehold available. Yield: ~5% developer projection. Completion: estimated 2028 (sales launched 2026).
TIARA Saku is a compact community of 13 private pool villas in Sakhu, an inland area between Nai Yang and Nai Thon beaches in northwest Phuket. The project stands out from the island’s typical villa offering with named architecture: the layouts were designed by Joe Sanya of Architects11, construction is handled by contractor Terra Group Co., Ltd., and the developer is Siam Living Asset Co., Ltd.
Sakhu is a quiet, largely residential area without tourist development, wedged between two sandy beaches with Sirinat National Park nearby. TIARA Saku is about 3.5 km from Nai Yang Beach, reachable only by transport, but in exchange there’s none of the dense resort infrastructure with its noise and traffic. The format suits buyers looking for a villa to live in or rent long-term in a quiet spot rather than let to tourists for a few nights at a time.
The line-up starts with Type A (~448 sqm, 11 of the 13 villas) from THB 32.9M ($986,802) — about $2,200 per sqm of built-up area. For comparison, smaller villas nearby — Amrits Villas (270–359 sqm from ~$653,973, roughly $2,420 per sqm at the low end) and Narinsaya Villas (~230 sqm from ~$399,058, about $1,735 per sqm) — put TIARA Saku not cheaper per square metre, but offering noticeably more space and name-brand architecture instead of a generic catalogue design. Managed rental runs through the developer with a projection of around 5% a year — a realistic but unremarkable figure for a villa without direct sea access; the main use case here isn’t short-term tourist letting but long-term rental or personal residence.
The project is at an early off-plan stage: sales launched in 2026, with handover estimated by 2028. Siam Living Asset isn’t one of the island’s best-known developers, but it brings in a recognized architect and a separate construction contractor, which lowers the risk of the design-cutting corners common among smaller developers. On the downside: only 13 villas in the whole complex means a narrow pool of comparable resale deals — liquidity will have to be judged on isolated precedents rather than the resale statistics of dozens of units, as in larger estates.
Who it suits: buyers looking for a villa to live in or rent long-term, who value architectural quality and small-format privacy over beach proximity or a major developer brand. Buyers who need beachfront access or a completed property without off-plan risk should look at ready villas in Nai Yang and Nai Thon.
Our role as an agency is to verify Terra Group’s permit status and construction schedule at the time of inquiry, pin down the instalment and managed-rental terms in the contract, and support the transaction with the developer from reservation to handover at no extra commission for the buyer.
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: August 2026.
Our catalog currently tracks 15 projects in Nai Yang; new-build entry level here: from ~$65,849. TIARA Saku’s entry price is about 147% 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.
| TIARA SakuThis project | Mouana Serenity Cherng Talay | Anchan Tropicana | |
|---|---|---|---|
| Price from | from ~$986,802 | from ~$984,343 | from ~$989,905 |
| $/sqm | $2,203 | $2,734 | $2,286 |
| Beach | Nai Yang, ~3.5 km | Layan, ~4.4 km | Layan, ~7 km / 14 min by car (villacarte measures from Layan; the project is tagged under Bang Tao, an inland site in Thep Krasattri) |
| Completion | Under constructionestimated 2028 (sales launched 2026) | Under constructionoff-plan, phase 1 — 10–24 months from payment (average ~12 months) | completed — Phase 1 handed over in November 2023 |
| Ownership | freehold / leasehold | freehold / leasehold | both freehold and leasehold available, per villacarte |
| 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 ~THB 32.9M (~$986,802) for a Type A, 3-bedroom villa (~448 sqm). The Type B corner villa (~580 sqm) and the Type C villa on the largest plot (~585 sqm) are priced on request.
Siam Living Asset Co., Ltd. — architecture is by Joe Sanya (Architects11), construction is by Terra Group Co., Ltd.
Sales launched in 2026, with handover estimated by 2028 — the project is at an early off-plan stage.
Both freehold and leasehold options are available.
About 3.5 km to Nai Yang Beach; the Sakhu community sits between Nai Yang and Nai Thon.
Managed rental with a developer projection of around 5% a year — a marketing estimate, not a guarantee.
Compared to Amrits Villas (from ~$653,973, 270–359 sqm) and Narinsaya Villas (from ~$399,058, ~230 sqm), TIARA Saku villas are noticeably larger (448–585 sqm) and positioned in a higher price segment with named architecture.
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.