The Residence Index
Off-plan property in Phuket: market, prices & project index
The Residence Index tracks 158 off-plan (under-construction) projects across Phuket. Condo off-plan starts around ฿2,500,000 with a median of ฿5,000,000; Bang Tao leads by volume and deliveries peak in 2026. Buying off-plan means a construction-linked payment plan, no mandatory escrow under Thai law, and the need to verify the developer yourself before signing. Data as of August 2026.
→ See the handover calendar 2026–2029 (which projects complete each year)
Citing this data? Please credit theresidenceindex.com/thailand/phuket/off-plan.
What off-plan means — and how Phuket differs
Off-plan means buying a home while it's still being built — from ground-breaking to handover, with sales typically opening 18–36 months before completion. You get the launch price in exchange for construction risk and locked-up capital. Four things make the Phuket market different from many others:
No mandatory escrow. Thai law does not require buyer funds to sit in third-party escrow; each stage payment usually goes straight to the developer. A minority use voluntary escrow or bank construction financing — verify directly.
Payments tied to construction milestones. A sound SPA releases money against measurable stages — foundation, structure, façade, fit-out, handover. A contract tied to calendar dates instead of construction is a red flag.
EIA is needed to build, not to sell. Under ONEP rules, projects over 80 units or 4,000 m² need an Environmental Impact Assessment before construction — but a developer may sell units before it's granted. Buying into a project without EIA means construction legally can't start until the certificate is issued.
Freehold by the 49% quota. A foreigner can own a condo in freehold only within 49% of the building's saleable area; on sought-after Bang Tao launches the quota can fill before completion, and the rest is sold as leasehold.
How buying off-plan works, step by step
Reservation (a refundable ฿50–200k deposit fixes the unit and price) → sign the SPA (with an independent lawyer, not the developer's) → stage payments against construction → transfer funds from abroad and obtain the FET form for foreign-freehold → handover and registration at the Land Office (2% transfer fee plus SBT or stamp duty). A typical payment schedule:
| Stage | Share of price |
|---|---|
| Reservation / SPA signing | 10–30% |
| Foundation & structure | 10–20% |
| Shell / façade | 10–20% |
| Fit-out / M&E | 10–20% |
| Handover of keys | 25–35% |
Schedules vary by developer; '0% installment' plans are usually priced into the unit. Full step-by-step process: buying guide.
Off-plan by area
The pipeline is uneven across the island — and geography drives how fast the foreign quota fills, your exit liquidity and the rental market you enter. Bang Tao leads by far; Layan and the south add steady supply; inland zones offer the lowest entry.
What your budget buys off-plan
| Budget | What's included | Typical areas |
|---|---|---|
| ฿2,500,000–฿3,500,000 | Studio or 1-bed, 27–45 m², community pool, away from the beach | Kathu, Phuket Town, Nai Harn |
| ฿3,500,000–฿6,000,000 | 1–2 beds, 40–65 m², full amenities, near the sea | Bang Tao, Rawai, Karon |
| ฿6,000,000–฿12,000,000 | 2-bed sea-view or premium project | Bang Tao, Kamala, Surin |
| ฿12,000,000+ | Penthouse, duplex or 3-bed branded residence | Bang Tao, Kamala beachfront |
Developers typically project 6–8% gross yield; net is nearer 4–6% after management, sinking fund and low-season vacancy — and daily (STR) rental needs a hotel licence. Full price breakdown by area & type: price index.
Assignment — a third way into a project
Between buying new from the developer and buying finished resale sits assignment: taking over another buyer's existing SPA before completion. The original buyer has already paid some stages; you reimburse their capital plus a premium and assume the remaining payments. It can be a smart middle path — part of the construction risk is already behind you (a project 40%+ built has much lower insolvency risk) and some of the launch discount can survive. The trade-offs: less payment flexibility, a narrower unit choice, and you inherit the original contract's terms — including its freehold-quota status. Read the original SPA carefully.
Due diligence: five checks before you sign
- 1. Developer track record — delivered, not promised. Count completed (not just launched) projects. One delivered against three active launches is a very different risk profile from eight delivered — our developer scores are built on this. developer index →
- 2. EIA certificate — granted, not pending. For any project over 80 units, ask for the ONEP certificate number and check it. 'Pending' means construction legally can't start yet.
- 3. Title type & encumbrances. Confirm the land title (Chanote / Nor Sor 4 Jor is cleanest) at the Land Office and check for mortgages or liens — a title search costs about ฿500.
- 4. Payments against milestones, not dates. An SPA where payments follow calendar dates rather than construction is structured for the developer, not you.
- 5. Foreign-quota status. Ask sales for the current freehold quota left (49% cap). If it's nearly full, your unit gets leasehold even if the ad says 'freehold available'.
Off-plan projects right now
A sample of active off-plan projects from the index by entry price:
Kathu · 2027
dCondo Cove
from ฿2,500,000
Chalong · 2026
Fantasea Condo Chalong
from ฿2,590,000
Karon · 2026
Vip Venus
from ฿2,700,000
Wichit · 2027
Origin Place Centre Phuket
from ฿2,920,000
Bang Tao · 2026
THE BASE Cherngtalay
from ฿3,000,000
Chalong
Aceller Hotel & Residence
from ฿3,250,000
Layan · 2026
Serene Condo Layan
from ฿3,400,000
Layan · 2027
Sun Hills Layan Phuket
from ฿3,400,000
Kamala · 2027
The Title Coralina
from ฿3,500,000
Bang Tao · 2028
The Title Sierra
from ฿3,500,000
Go deeper
Frequently asked
How many off-plan projects are there in Phuket?
Our verified index tracks 158 active off-plan projects across the island, led by Bang Tao, then Layan, Rawai, Kata and Karon. The number shifts as projects launch and complete — see the live catalogue.
What's the minimum price of an off-plan condo in Phuket?
Off-plan condos start around ฿2,500,000, with a median of ฿5,000,000. The cheapest sit in inland, away-from-beach zones (Kathu, Phuket Town); coastal Bang Tao entries run higher.
Can a foreigner buy off-plan in Phuket?
Yes. Foreigners can buy a condo in freehold within the building's 49% foreign quota; a villa's land is held on a 30-year registered leasehold (the building itself can be owned). A verified FET form for the inbound funds is required to register a foreign-freehold transfer.
Is there escrow protection for buyers in Thailand?
There is no mandatory escrow for residential property under Thai law — stage payments usually go directly to the developer. A minority of developers use voluntary escrow or bank construction financing; ask. Your practical protection is a well-drafted SPA with stage-linked payments, a fixed completion date and penalties, plus the developer's delivery record.
What happens if the developer delays or goes bankrupt?
There is little direct statutory protection. Your recourse is contractual — the delay penalties in the SPA. If a developer becomes insolvent before completion, buyers rank as unsecured creditors for the sums paid. This is exactly why the developer's track record and proof of construction financing matter before you sign — our developer scores are built on delivered projects.
How does a developer payment plan work?
It's not a bank loan — it's a schedule tied to construction milestones (booking, foundation, structure, façade, fit-out, handover). No income check. '0%' schemes are usually priced into the unit. A contract tied to calendar dates rather than construction is a red flag.
Off-plan or resale — which is better?
Off-plan gives early pricing, unit choice and a warranty-fresh home, but carries construction and delivery risk. Resale (or assignment of an existing contract) lets you see the real unit and cuts build risk, usually at a higher price. The right answer depends on the developer, the project's build stage and your timeline.
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