Laguna Lakelands Masterplan Guide (2026)
Laguna Lakelands Phuket $2 billion masterplan explained: 1M sqm, up to 5000 units, Skypark Elara, Laguna Aster, eco-community vision, long-term property values.
Laguna Lakelands Vision
The core Lakelands concept:
- Eco-friendly community: Energy-efficient buildings, green corridors, lake-centred landscape design
- International lifestyle: Designed for international residents, families, remote workers, not just tourists
- Mixed use: Residential, retail, dining, wellness, and lifestyle amenity all integrated
- Connectivity: Walking and cycling connectivity within the development and to existing Laguna Phuket infrastructure
- Lakes as centrepiece: Natural lake features form the design anchor, hence “Lakelands”
This is meaningfully different from typical Phuket condo developments, which are essentially isolated tower projects. Lakelands is a town-planning exercise, a new neighbourhood being built from scratch with holistic lifestyle infrastructure.
Active Lakelands Projects in 2026
Laguna Lake Residences Aster (Second Phase)
- Units: 180 (3 buildings, 7 floors)
- Price range: From $338K (1BR) to $1.11M (3BR)
- Price/sqm: ~$6,200/sqm
- Delivery: December 31, 2027
- Types: 1BR (55-57 sqm), 2BR (83-85 sqm), 3BR (112-113 sqm)
- Construction: January 2026 - December 2027
- Features: 60m infinity rooftop pool, fully furnished, Banyan Tree Spa access, Laguna Golf proximity
- Views: Lake views, garden views
Laguna Aster represents the second Lakelands residential phase, with more premium amenities (60m rooftop pool) versus Skypark Elara and slightly higher pricing.
Skypark Elara (First Residential Phase)
Skypark Elara is the earliest residential phase of the masterplan and the one most of the appreciation argument on this page refers to. Buyers here are entering before the surrounding retail, landscaping and later phases exist, which is the source of both the lower entry pricing and the years of living beside an active build. Delivery is targeted for October 2026, with indicative tickets from around $265K. See the Skypark Elara Lakelands review for the current unit mix and pricing, and the Laguna Lake Residences Aster page for the second phase.
Upcoming Lakelands Phases
- Bellaguna (Banyan Group Bellaguna brand): Pricing and timeline TBA, expected 2026-2027 launch
- Additional Lakelands phases: Multiple further residential phases planned across the 5-10 year masterplan window
Investment Thesis: Why Buy Early in a Masterplan
Early buyers purchase before the full infrastructure exists, at lower prices. As each infrastructure phase completes, better landscaping, more retail, improved roads, new amenities, property values rise. Later buyers pay progressively higher prices as the area matures.
In Laguna Lakelands specifically:
| Phase | Infrastructure Status | Implication for Value |
|---|---|---|
| 2024-2026 (Early Elara buyers) | Lakes and basic infrastructure only | Lowest prices, highest appreciation potential |
| 2026-2028 (Aster + Bellaguna) | Elara completed, more amenities live | Moderate prices, strong appreciation |
| 2028-2030 (Later phases) | Multiple phases complete, retail live | Higher prices, moderate further appreciation |
| 2030+ (Mature Lakelands) | Full masterplan delivered | Premium pricing, stable appreciation |
Skypark Elara buyers in 2024-2026 are in the earliest phase, maximum appreciation potential, but also the longest period before full Lakelands infrastructure is in place.
Comparing Lakelands phases against existing Laguna stock?
MORE Group can put current Lakelands pricing next to resale comparables from the completed estate, so you are choosing on numbers rather than renders. 0% buyer commission.
Lakelands vs the Existing Laguna Phuket Estate
| Factor | Laguna Lakelands (New) | Laguna Phuket (Existing) |
|---|---|---|
| Infrastructure | Being built 2024-2030+ | Established 30+ years |
| Prices | Lower (pre-infrastructure) | Higher (established premium) |
| Appreciation potential | High (masterplan development curve) | Moderate (already appreciated) |
| Beach proximity | Less direct (shuttle/walk) | More direct for established projects |
| Newness | Brand new buildings | Mix of older and newer |
| Lifestyle completeness | Growing towards maturity | Mature, full amenity set now |
The key trade-off: existing Laguna estate offers mature infrastructure and immediate lifestyle completeness but at higher prices and less appreciation runway. Lakelands offers lower entry prices, higher appreciation potential as infrastructure matures, but a less-complete lifestyle experience in the early phases (2024-2028).
Lakelands and Its Impact on Area Property Values
Infrastructure spillover: New roads, landscaping, retail, and utilities serving Lakelands benefit adjacent properties in the broader area.
Supply management: Despite adding up to 5,000 units, Laguna Property’s careful phasing and price management historically prevents supply gluts. The 5-10 year timeline means additions are absorbed gradually.
Demand multiplier: A $2 billion international lifestyle community attracts new demographic groups, international families, remote working professionals, wellness-focused retirees, who weren’t previously Phuket real estate buyers. This new demand broadens the buyer and tenant pool for the entire area.
Brand elevation: The Laguna Lakelands brand, once built out, will further elevate Bang Tao / Cherng Talay’s positioning in the international luxury real estate market, supporting price appreciation area-wide.
Connectivity to Existing Laguna Infrastructure
| Amenity | Connection |
|---|---|
| Laguna Golf Phuket | Walking distance / short drive |
| Banyan Tree Spa | Short drive (Aster specifically has direct access) |
| Boat Avenue | Short drive |
| Bang Tao Beach | Laguna shuttle or short drive (~1.5km) |
| BISP British International School | 5 min drive |
| Porto de Phuket | 5 min drive |
| Phuket International Airport | 20 min drive |
The beach is the key question: Lakelands is approximately 1.5km from Bang Tao Beach, not beachside. For buyers who specifically want beachfront or beachside (under 200m), Garrya or Laguna Seaside are better options. For buyers who value lake lifestyle, golf access, and eco-community living over direct beach proximity: Lakelands is compelling.
Eco-Community Concept: What Does “Eco-Friendly” Mean Here?
Lake ecology: The lake systems at the heart of Lakelands serve ecological functions, stormwater management, habitat, irrigation, beyond aesthetic value.
Green architecture: Buildings in Lakelands phases are designed to meet modern energy efficiency and environmental standards, significantly higher than older Laguna estate stock.
Cycling and walking: Lakelands is designed for pedestrian and cycling connectivity, reducing car dependency within the development.
Green corridors: Landscaped green buffers and corridors integrated throughout the masterplan.
This eco-positioning appeals to the growing segment of international buyers and tenants who specifically seek environmentally responsible property, an ADR premium driver in the rental market.
Who should buy in Laguna Lakelands: buyer scenarios
| Scenario | Profile | Budget (indicative) | Best Lakelands fit | Decision framework |
|---|---|---|---|---|
| A, Masterplan early investor | Yield + capital growth, 5+ year hold | $265K-$500K | Skypark Elara (Oct 2026 delivery) | Buy if you accept 2026-2028 construction noise and incomplete retail |
| B, Premium lake lifestyle | Family or couple, personal use 4-8 weeks | $338K-$700K | Laguna Lake Residences Aster | Buy if lake views and Banyan spa access beat beachfront priority |
| C, Existing Laguna upgrader | Owns older estate unit, wants new stock | $400K-$1M+ | Aster or later Bellaguna phases | Buy if resale liquidity in legacy building is less important than modern spec |
| D, Beach-first buyer | Must walk to sand daily | Any | Not Lakelands, consider Garrya or Laguna Seaside | Skip Lakelands if beach proximity is non-negotiable |
Insider tip: Site visits in 2025-2026 show Elara buyers who model net yield after Laguna HOA stacks (not gross brochure) still underwrite 6-8% gross on lake-view 2BR, but only with professional management and realistic 65% occupancy in year one while retail phases lag. Buyers who need immediate walk-to-beach lifestyle should not force-fit Lakelands.
Cross-read payment mechanics: off-plan property Phuket guide and Bang Tao area guide.
Red flags for Lakelands off-plan buyers
- Foreign quota confirmed in writing for exact unit
- SPA reviewed by independent lawyer, completion dates and spec schedule
- Total cost model includes Laguna-style fees plus furniture if unfurnished
- Net yield worksheet at 60% occupancy, not peak-week screenshot
- Walk or drive 1.5km beach route in April heat, acceptable or not?
- Resale comps from completed Laguna estate phases, not only Lakelands renders
Legal baseline: due diligence step-by-step.
Payment plans and cash-flow planning
| Milestone | Typical % | Cash-flow note |
|---|---|---|
| Reservation | 5-10% | Often non-refundable, quota check first |
| Construction stages | 10-15% each | Align FET tranches if foreign buyer |
| Handover balance | 30-40% | Transfer week + CAM setup |
Off-plan buyers should keep one staged payment contingency in reserve, monsoon delays on island logistics are common even for SET-listed developers. See buy new vs resale Phuket for timing trade-offs.
Rental and resale outlook for Lakelands units
Resale liquidity in 2026-2028 favours smaller formats with proven rental history, studios and 1BR with documented occupancy exit faster than large 3BR units waiting for family tenants. Compare rental methodology in the Phuket rental yield guide before you underwrite Lakelands against Bang Tao resale stock.
MORE Group field notes: Lakelands inquiries 2025-2026
| Origin | Typical ticket | Primary ask |
|---|---|---|
| UK / EU investor | $300K-$550K | Masterplan appreciation vs Bang Tao resale |
| Australian lifestyle | $350K-$700K | Golf + lake, school proximity via BISP |
| GCC family | $500K-$1M+ | Branded residence, privacy |
| Repeat Laguna owner | $400K-$900K | Upgrade from 1990s estate stock |
Insider tip: Elara 2BR lake-view units often exit faster than 3BR in early phase, liquidity favours the segment international tenants actually book nightly, not the showroom floor plan with maximum sqm.
The honest risk in buying a masterplan early
The appreciation case on this page is the standard masterplan argument and it is a reasonable one. It also deserves the counter-argument stated plainly, because a buyer entering in 2026 is making a bet on a document rather than on a building.
What is actually committed at the point you sign is your own phase. The retail, the later residential clusters, the green corridors and the amenity build-out are announced intentions on a plan that runs five to ten years. Announced phases do get built here more reliably than most, this developer has thirty years of delivery on the estate next door, which is precisely why the masterplan carries credibility. But a ten-year programme is exposed to things nobody controls: a tourism cycle, a credit cycle, a change in the developer’s priorities. The discipline is simple. Buy the phase you would still be content owning if nothing after it were ever built, and treat everything beyond that as upside rather than as the reason for the purchase.
The second thing early buyers underweight is the living experience during the middle years. Between roughly 2026 and 2029, owners in the first completed phases occupy finished apartments inside an active construction site. That means noise on working days, heavy vehicles on shared roads, dust in the dry season and views that change without notice. It also means the retail and dining that make the community argument work are not open yet, so daily life runs on the existing Laguna estate and Boat Avenue. For an investor letting the unit, this matters commercially: a guest paying a lakeside-community rate arrives to find the community half-built, and reviews reflect it. Ask for the construction sequence in writing and place yourself on it.
Third, know what the lake premium is worth. Sea view and beachfront premiums in Phuket are established, well-evidenced and priced consistently across two decades of transactions. A lake view is a newer proposition on this island, and the resale evidence for it is thin because the stock barely exists yet. It may hold, and the design logic behind it is sound. It has not yet been tested through a full market cycle, and a buyer paying a lake-view premium should be aware they are pricing something the resale market has not yet confirmed.
Finally, the timing question at exit. A masterplan produces a predictable pattern: each handover releases a cluster of owners into the letting and resale market at the same moment, and later phases arrive as newer, better-equipped competition for the units sold before them. The units that come through this comfortably are the ones with a documented rental record and a genuinely scarce attribute, aspect, floor, layout, rather than the cheapest line in the phase. Underwrite on that basis, and on resale comparables from completed Laguna estate stock rather than from Lakelands renders.
Pros and Cons
In its favour:
- A masterplan developer with thirty years of delivery on the adjacent estate, which is the strongest available evidence that the vision gets built
- Entry pricing below equivalent stock inside the established Laguna estate, with the infrastructure curve still ahead rather than behind
- Lake-centred, low-car, mixed-use planning that no isolated tower project in Bang Tao can replicate
- Access to the existing Laguna ecosystem, golf, spa, BISP and Boat Avenue, from day one rather than in ten years
- Phased delivery means each completed stage is visible evidence before you commit to a later one
What to consider:
- Up to 5,000 units over 10 years is significant supply, late-phase buyers face more competition
- Beach is 1.5km away, this is a lakeside lifestyle community, not a beachside one
- Early-phase buyers (2024-2026) experience less-complete infrastructure for several years
- Long masterplan timeline (5-10 years) means full vision takes time to materialise
- Lake-view premium is less established than sea-view or beachfront premium in Phuket
Frequently Asked Questions
No. Laguna Phuket is the established estate, thirty years old, with mature landscaping, eight hotels, the golf course and direct beach access. Laguna Lakelands is a separate new masterplan next to it, roughly 1 million sqm, being built out from 2024 over a five to ten year horizon. Lakelands residents can use the existing Laguna infrastructure, but the two are different products at different points in their life: one is finished and priced accordingly, the other is cheaper because it is not.
About 1.5 km, which means a shuttle, a drive or a cycle rather than a walk. This is the single most important thing to be honest with yourself about before buying here. Lakelands is a lakeside community, not a beachside one. Buyers for whom daily walking access to sand is non-negotiable should be looking at beachside projects instead, and should walk or drive the 1.5 km route in April heat before deciding it does not matter.
It is the reasonable expectation rather than a guarantee. The logic is sound: early prices are set before the retail, landscaping and later phases exist, and completed infrastructure has historically lifted values on this developer's adjacent estate. What early buyers pay for it is several years living next to construction with an incomplete amenity set, and dependence on the developer completing phases they have announced but not yet built. Nobody can promise the second half of a ten-year masterplan, so buy the phase you would be content owning even if later phases slipped.
It is a fair concern and the honest answer is that phasing is what manages it. Five thousand homes released at once would flood the submarket; released across five to ten years into a growing international buyer pool, they are absorbed. The risk is concentrated at each handover rather than across the masterplan: when a phase completes, several hundred owners reach the letting and resale decision in the same season. Later-phase buyers also compete with the resale stock of every earlier phase, which is a real constraint on exit pricing.
In the condominium phases, yes, inside the 49% foreign quota, which Thai law measures by total floor area of the building rather than by unit count. Quota is per building, so confirmation has to be for your specific unit and in writing from the juristic office, not for the masterplan in general. Where a phase is delivered as houses or villas on land, foreign freehold is not available at all and the structure is a registered lease or a Thai company; check which product you are actually buying before assuming the condominium rules apply.
Transfer fees and registration, the sinking fund contribution, ongoing common area maintenance charged per square metre, furnishing if the unit is unfurnished, and Thai tax on any rental income. Estate-standard amenities are expensive to run year-round and that cost sits with owners, so ask what CAM is projected at and what it has done historically on the adjacent estate. Buyer-side costs on a resale commonly land near 3 to 5% of price excluding the purchase itself.
Read Also:
- Skypark Elara Lakelands, the first residential phase
- Laguna Lake Residences Aster, the second phase
- Phuket Rental Yield Guide
- Best Areas to Buy in Phuket
- Freehold vs Leasehold Thailand
MORE Group Editorial
Phuket Real Estate Experts
The MORE Group team has helped 500+ European and American buyers purchase property in Thailand. We provide legal support, 0% commission, and on-the-ground expertise with 8 years in the Phuket market.
About MORE Group →Get a Focused Phuket Property Shortlist
Share budget, area and goal. We will reply with suitable live projects, not a generic catalogue.
