Phuket Property Market Report Q3 2026: Data

What Does This Report Measure?

The report is a quarterly snapshot of MORE Group’s verified Phuket catalog: 285 indexable projects on 24 August 2026, of which 267 publish a developer entry price. Entry price means the cheapest available unit in a project, so every table below measures what foreign buyers really pay to get into a building.

The definitions that govern every figure on this page:

• Entry price is the developer’s lowest-priced available unit at the time our team last verified the listing, stored as priceFromThb on the project page; in Q3 2026 these run from 1,450,000 THB to 160,000,000 THB.
• Median is the middle project in a sorted list; across segments of 123 and 144 projects, a single trophy listing cannot drag it the way it drags an average.
• USD conversion uses 32.7 THB per USD, the single fixed editorial rate applied across this site for comparability.
• Verified means the project has its own listing page here that a reader can open and check against the number.

The report exists because most published Phuket statistics are either portal averages contaminated by stale and duplicate listings, or developer marketing with no stated method. Our data covers less of the island, but every line in it traces to a specific project page.

Where Does the Phuket Market Stand in Q3 2026?

The MORE Group catalog holds 285 verified projects in Q3 2026: 123 priced condominium projects with a median entry of 4,934,800 THB, and 144 priced villa projects with a median entry of 26,911,000 THB. In our data, off-plan stock is 86% of the market, and 63 projects still open below 5M THB.

Metric	Value	USD at 32.7
Verified projects in catalog	285	n/a
Projects with published entry price	267	n/a
Condominium projects (priced)	123	n/a
Villa projects (priced)	144	n/a
Off-plan share	245 of 285 (86%)	n/a
Completed share	40 of 285 (14%)	n/a
Cheapest condo entry	1,450,000 THB (Patong)	~$44,000
Median condo entry	4,934,800 THB	~$151,000
Cheapest villa entry	5,490,000 THB (Pa Khlok)	~$168,000
Median villa entry	26,911,000 THB	~$823,000
Projects with entry under 5M THB	63	under ~$153,000
Projects with entry under 10M THB	110	under ~$306,000

Three observations sit on top of this table:

• Condos and villas are priced a full tier apart. The villa entry median is more than five times the condo entry median, so an island-wide average price blends two different products and should be ignored wherever it appears.
• The budget segment is alive. With 63 projects opening below 5M THB, the sub-$153K entry tier remains genuinely competitive despite the luxury tilt of the west coast.
• Completed stock is scarce. A buyer who wants to walk through a finished building this month chooses from 40 projects island-wide, and that scarcity supports resale premiums on well-located completed buildings.

What Do Phuket Condos Cost by Area in Q3 2026?

Condo entry prices in Q3 2026 range from a 1,450,000 THB minimum in Patong to a 6,815,650 THB median in Bang Tao, across the 123 priced condominium projects in our data. The table covers every area holding at least four priced condo projects in the MORE Group catalog; the minimum is the area’s cheapest entry, the median its middle project.

Area	Projects	Min entry (THB)	Median entry (THB)	Median in USD
Bang Tao	49	1,800,000	6,815,650	~$208,000
Layan	16	3,240,000	5,638,750	~$172,000
Rawai	13	3,032,320	4,828,000	~$148,000
Kamala	9	4,248,640	4,693,524	~$144,000
Patong	8	1,450,000	2,785,000	~$85,000
Nai Yang	8	1,849,000	3,911,525	~$120,000
Kata	6	2,990,000	3,910,000	~$120,000
Karon	4	4,350,000	4,783,000	~$146,000
Surin	4	4,410,000	4,617,700	~$141,000

What the numbers say, area by area:

• Patong is the cheapest ticket on the island. Its 2,785,000 THB median sits roughly 59% below Bang Tao’s, and that discount is the payment for nightlife noise and an older building stock.
• Bang Tao charges the Laguna premium but hides entry stock. The 6,815,650 THB median carries the infrastructure brand, yet the area’s 49-project depth still contains a 1.8M THB entry point most buyers assume disappeared years ago.
• Kamala prices in a tight band. A 4.25M THB minimum against a 4.69M THB median tells you its boutique projects are priced within sight of each other rather than spanning tiers.
• Rawai, Kata and Nai Yang form the value middle. Medians of 3.9M to 4.8M THB buy locations our area guides describe qualitatively; this table quantifies them.

What Do Phuket Villas Cost by Area in Q3 2026?

Villa entry prices in Q3 2026 are split into two clear bands in our data: a premium band with medians of 29M to 30M THB in Bang Tao, Layan, Kata and Mai Khao, and a value band near 20M THB in Nai Yang and Rawai, separated by roughly 9M THB at the median.

The 144 priced villa projects in the MORE Group catalog use the same definitions as the condo table above: minimum is the area’s cheapest entry, median its middle project.

Area	Projects	Min entry (THB)	Median entry (THB)	Median in USD
Bang Tao	55	6,500,000	29,490,000	~$902,000
Layan	32	9,500,000	29,210,000	~$893,000
Nai Yang	17	12,500,000	19,900,000	~$609,000
Rawai	9	12,280,000	20,000,000	~$612,000
Kata	7	17,900,000	29,800,000	~$911,000
Naithon	4	13,500,000	25,663,500	~$785,000
Mai Khao	4	15,838,050	29,400,000	~$899,000

The two-band structure has practical consequences:

• The 9M to 10M THB gap between bands buys location, not house. Nai Yang villas near the airport and Rawai villas in the south frequently match west-coast specification at two-thirds of the price.
• The premium band prices within 2% of itself. Bang Tao, Layan, Kata and Mai Khao medians all land between 29.2M and 29.8M THB, so the decision there is genuinely about area character, not arithmetic.
• Layan is the most villa-dominated market in the catalog. Its 32 villa projects against 16 condo projects match its positioning in our Layan coverage.

How Off-Plan Is the Phuket Market in 2026?

Off-plan projects are 245 of the 285 in the MORE Group catalog, an 86% share that makes Phuket a pre-completion market in Q3 2026. The skew runs deeper in villas, where 136 of 149 projects in our data are still under construction, against 109 off-plan among the 136 apartment projects, and it reshapes strategy for foreign buyers with a deadline.

This one status split changes strategy for three kinds of buyers:

• Buyers who need keys within months compete for stock in roughly one project in seven, 40 of 285. That scarcity strengthens sellers of finished units and explains the resale premiums documented in our exit strategy guide.
• Buyers with a two-to-three-year horizon hold the opposite position: 245 off-plan projects, 86% of the catalog, compete for their deposit, so payment-plan flexibility and pre-launch pricing are negotiable in a way completed stock never allows.
• Every off-plan buyer carries construction risk that a completed buyer does not, which is why the developer bankruptcy guide belongs in the reading list before a reservation fee moves, not after.

How Do Entry Prices Relate to Rental Yield?

Entry price is half of an investment decision, and this report deliberately adds no new yield figures to the other half: our underwriting bands in the complete rental yield guide model 4 to 7% net after management, common-area fees, vacancy and tax, against brochure gross of 8 to 12%.

Read against this quarter’s price data, the arithmetic favors the lower entry tiers:

• The denominator decides before the operator does. The same nightly rate earned over Patong’s 2.79M THB median and over Bang Tao’s 6.82M THB median is the difference between a defensible gross yield and a marginal one.
• The sub-5M THB segment is the yield corner. Those 63 projects remain the most income-driven part of the catalog, because entry cost is the one variable a buyer fully controls.
• The 29M THB villa band sells on other logic. Lifestyle and capital preservation carry it, and forcing a yield case onto it produces the distorted numbers the next section warns about.

Which Red Flags Should You Check in Phuket Market Data?

A trustworthy market figure is one that names its segment, sample and date, and five red flags catch most of the bad data circulating in this market, where medians run from 2,785,000 THB to 29,800,000 THB depending on the cut. Our analysis applies every one of these checks before trusting a published figure, whether it comes from a portal, a developer deck, or an agency like MORE Group.

• Red flag 1: an average with no stated base. An island-wide average is meaningless when the condo and villa medians sit five times apart; a figure that does not name its segment, sample size and cut-off date is marketing, not measurement.
• Red flag 2: portal inventory counts used as market size. Portals carry the same unit posted by six agents at three prices, plus sold stock nobody removed. Our 285 is smaller than portal counts precisely because each project appears once and had to be verified.
• Red flag 3: yield quoted against entry price. Dividing projected rent for a mid-tier unit by the cheapest studio’s price manufactures two or three percentage points from nothing; honest denominators live in the yield guide.
• Red flag 4: appreciation with no holding period. A 30% uplift over an unstated four years of construction quietly becomes an implied annual figure it never was.
• Red flag 5: guaranteed returns presented as market data. A guarantee is a developer pricing decision, usually pre-paid inside a higher purchase price, and it says nothing about what the open market earns.

Our insider tip for auditing this very page: open three project listings from any table’s area, compare their entry prices to the median we publish, and see whether the spread makes sense. A data source that survives spot checks earns citation; one that cannot be spot-checked deserves none.

Who Is This Data For? Four Buyer Scenarios

The same tables answer four different questions depending on the buyer profile, and the decision framework below is the one MORE Group applies when our clients bring us a budget. Each buyer scenario maps a budget tier, from roughly $85,000 to $900,000, to the exact segment of the catalog where that money actually competes for foreign buyers, with the table rows that matter for it.

• Scenario A: the yield-first investor with up to 5M THB. The market is the 63 projects under 5M THB, filtered through the Patong, Kata and Nai Yang rows of the condo table, with medians of 2.79M to 3.91M THB. At this tier the entry discount to Bang Tao is the yield, so upgrading the address costs income.
• Scenario B: the family buyer around 10M THB. The 110-projects-under-10M line opens both segments: top-tier Bang Tao condos or an entry villa in the value band. The off-plan share matters most here, because a school start date cannot wait out a construction delay; weight the 40 completed projects accordingly.
• Scenario C: the lifestyle villa buyer near the 29M THB band. Bang Tao, Layan, Kata and Mai Khao price within 2% of each other at the median, so location character decides, and the area comparison does more work than any spreadsheet.
• Scenario D: the capital-preservation buyer. The instrument is scarcity: completed stock in supply-constrained micro-locations, 14% of the catalog and shrinking as a share of the west coast. The report’s most important number for this profile is 40, and the market behind it is covered in the exit strategy guide.

Which Laws Govern Foreign Buyers in These Numbers?

Ownership of every property in this report is governed by a short list of rules for foreign buyers, and the wording below is held verbatim in the MORE Group fact registry that also grounds our underwriting. Non-Thai nationals may hold freehold title in registered condominiums only within the 49% foreign quota measured by total floor area of the building, not by unit count, under the Condominium Act B.E. 2522 (1979); the remaining 51% must be Thai-owned.

The rest of the legal frame, in brief:

• When a building’s foreign quota is full, buyers typically use registered leasehold, often structured as 30+30+30 years, or purchase an existing foreign-quota resale unit; leasehold stock is often priced below equivalent freehold.
• Foreigners cannot hold freehold land in Thailand, so the 144 villa projects above are typically bought leasehold or through a company structure that requires genuine legal review.
• Freehold condo transfers to non-residents usually require proof of foreign currency inward remittance, the FET form, for registration at the Land Department.

Full explanations live in the foreign quota guide and the ownership costs guide.

How Is This Report Computed, and Where Does It Stop?

The dataset is the frontmatter of MORE Group’s verified project listings on moregroup.estate: 285 projects marked indexable on 24 August 2026, of which 267 publish priceFromThb, meaning the developer’s lowest-priced available unit in THB at the time our team last verified the listing against the developer’s own price sheet.

Medians are computed from our data per segment and per area within each segment, so the counts a foreign buyer needs are all derived the same way: 63 projects open under 5,000,000 THB, 110 under 10,000,000 THB, and the condo segment median lands at 4,934,800 THB against 26,911,000 THB for villas.

The rules applied throughout:

• Areas with fewer than four priced projects in a segment are excluded from the area tables, so a single project is never presented as a market.
• USD conversions use 32.7 THB per USD, the fixed editorial rate applied across this site so prices stay comparable between pages written months apart.
• Off-plan prices move between phases, so a figure cited from this page should carry its snapshot date of 24 August 2026.

The honest limitations: this is catalog data, not a census of the island. Projects we declined to list, resale-only stock, and the long tail of small local developments sit outside it, so absolute counts understate the total market while the medians describe the curated segment a foreign buyer actually shops in. Entry prices are floors, not averages; a project’s median sold unit sits above its entry price by definition.

How to cite this report: MORE Group, “Phuket Property Market Report Q3 2026”, moregroup.estate, data snapshot 24 August 2026. A link to this page lets readers see the methodology and the current quarter’s revision.

Get Personal Help

Behind this report is MORE Group, a Phuket-based advisory founded by Maksim Shchegolev that has worked with foreign buyers from over 40 countries since 2016, at 0% buyer commission across 700+ transactions. The catalog the medians are computed from is the same one our investment desk sells from, which is the strongest incentive to keep its prices verified. Questions about a specific figure, or about the projects behind it: info@moregroup.estate · +66 65 119 5327.

Frequently Asked Questions

Why do you publish medians instead of average prices? +

A median is the middle project and ignores outliers; an average moves whenever one 160M THB villa project enters the data. With catalog segments of 123 and 144 projects, a single trophy listing can drag an average by double-digit percentages while the median barely moves. Medians are also harder to manipulate, which matters for a report we expect to be quoted.

Do these figures include resale or secondary-market units? +

No. The tables cover developer projects in the MORE Group verified catalog and their current entry prices. Individual resale units, including foreign-quota resales inside completed buildings, are listed separately in our resales section and follow different pricing logic: sellers price against the developer's current phase, not against their own purchase price.

Why does your catalog skew toward Bang Tao and the west coast? +

Partly because the market does: Bang Tao and Layan are where developer activity concentrates in this cycle, and our 104 and 48 project counts reflect launches we could verify. Partly by selection: we list projects we are prepared to sell, so areas with weaker developer track records are underrepresented by design rather than by oversight.

Is the 32.7 THB per USD rate updated with the market? +

It is a fixed editorial rate applied identically on every page of this site, so prices remain comparable between guides written months apart. It is reviewed periodically rather than daily. For a transaction you should use your bank's actual rate on the day of transfer; the FET remittance process that freehold purchases require will document that rate anyway.

Can I get the underlying project list behind a specific number? +

Yes. Every median in this report is computed from listings that are live on this site, so the fastest route is the area hub pages, which list each area's projects with their current entry prices. If you want the exact dataset behind one figure, ask through the contact form and we will send the project list for that segment as of the current snapshot.