Banyan Tree Residences Phuket Review 2026: Price List

Banyan Tree Residences Phuket: What the Price List Holds, 2026

This page is an overview of Banyan Group schemes in Laguna, not one development: Angsana Oceanview Residences, the completed Angsana building whose price opens the range below, has its own page, as do the individual Banyan Tree collections.

Rental yield is the metric most investors arrive wanting, and it is the one this page cannot give: no Banyan Group scheme in Phuket has a published yield, because no Phuket scheme does. The brand-by-brand gross bands this paragraph used to open with are withdrawn. What replaces them is the half of the question that is documented, the price of each scheme on MORE Group’s list, its metre rate against the corridor, and the contractual share a branded programme takes, followed by the questions that turn the other half into evidence (the original paragraph continued: Garrya wellness premium estimate). But gross yield tells only part of the story, net yield after management fees, tax, and costs is what ends up in your account. This analysis breaks down the numbers project by project.

Understanding Gross vs Net Yield in Phuket

Gross Rental Yield

Total annual rental revenue divided by the purchase price, expressed as a percentage. This is the headline number developers use in marketing materials.

Gross yield = Annual rental revenue / Purchase price x 100

Net Rental Yield

What you actually receive after deducting management fees, property tax, maintenance, insurance, and HOA costs from gross revenue.

Net yield = (Annual rental revenue - All costs) / Purchase price x 100

The Management Fee Gap in Banyan Group Projects

Banyan Group branded rental programmes typically charge 30-40% of gross rental revenue as the management fee. This is industry-standard for hotel-managed branded residential rental pools and reflects the significant value of: Banyan Group’s global reservation network, professional management, brand marketing, and operational oversight.

Whatever gross a unit produces, a 30-40% programme fee takes a third to two fifths of it before tax and maintenance: the illustrative gross and net this sentence used to attach to that are withdrawn, but the fraction is contractual and is the part to read in the agreement.

Typical cost breakdown for Banyan Group rental programme:

Cost	Approximate Rate
Management fee	30-40% of gross revenue
Land and building tax	0.3-0.7% of appraised value (rental use)
HOA / maintenance	0.3-0.8% of purchase price per year
Insurance	0.1-0.2% of purchase price per year
Furniture replacement reserve	0.2-0.5% of purchase price per year

Project-by-Project Yield Analysis

1. Cassia Phuket: Hotel-Pool Yield

Metric	Value
On our price list	Not present, Cassia carries no priced units in MORE Group’s records, so the price range this table used to give is a market figure and is marked as one
Management fee	~35% of gross under the pool, contractual
Yield, net income	Not published; the four rows that used to sit here are withdrawn

Why Cassia yields well: Cassia operates as a genuine hotel, units are marketed and booked as Cassia Phuket hotel rooms on major OTAs (Booking.com, Agoda, Expedia). The hotel licence model allows the property to operate year-round with professional revenue management, and the occupancy it achieves is in its own operator’s book: no Phuket occupancy series is published, and the band this sentence used to give is withdrawn.

Rate context: Cassia sits at the accessible end of the Laguna hotel market by design, and its published room rates are visible on the hotel’s own booking page today; the residence owner’s share of them is in the pool agreement. The target band this line used to give is withdrawn as an achieved figure, nobody publishes one.

The scenario that used to sit here modelled a $160K Cassia one-bedroom at 60% occupancy and a $100 nightly rate through a 65% owner share to an 8.9% gross. It is withdrawn: neither input is published, and Cassia has no priced units on our list for the $160K to be checked against. The 65% owner share is the contractual part and is worth confirming in the pool agreement.

Whether Cassia performs on a net basis cannot be stated here at all: it has no priced units on our list and no published occupancy, so both halves of a yield are missing. What is real is the competitive setting, a Laguna market taking newer supply through 2026-2028, and the 65% owner share written into the pool agreement.

2. Skypark Elara Lakelands: Lake-View Lifestyle Yield

Investment profile: Off-plan (under construction), 62 priced units from 8,290,000 THB, Q3 2028 delivery on our record

Metric	Value
On our price list	62 priced units from 8,290,000 THB ($253,517): 1BR ×44 at a 54 sqm median, 2BR ×7 at 85, 3BR ×11 at 186
Metre rate	187,222 THB/sqm, about $5,726 (not the ~$6,100 this row used to give) 16% above the Bang Tao area median of 161,000
Management fee	~35% of gross, contractual
Yield, net income	Not published; withdrawn

Why Skypark Elara yields at mid-range: Skypark Elara’s lake view position within the Laguna Lakelands masterplan is not the same as beachfront or sea view, ADRs will be lower than Garrya (beachfront proximity) but competitive within the Laguna ecosystem. The project’s large scale (220 units) means a deep managed rental pool with consistent occupancy support.

The delivery date is the thing to confirm in writing. Sales material for this scheme has circulated an October 2026 handover; our record says Q3 2028, and the two are two years apart. Nothing about a letting case survives that gap, so ask which one the SPA commits to before anything else.

3. Residences at Garrya: Wellness Premium Yield Potential

Investment profile: Under construction, 35 priced units from 16,360,000 THB at a 312,259 THB per sqm median, Q2 2029 delivery on our record (sales material has said Q2 2027, confirm in the SPA)

Metric	Value
On our price list	35 priced units from 16,360,000 THB ($500,306) (not the $430K this row used to give) 1BR ×11 at a 57 sqm median, 2BR ×24 at 215 sqm from 32,950,000
Metre rate	312,259 THB/sqm, about $9,549 (not ~$8,300) 94% above the Bang Tao area median
Management fee	~35% of gross, contractual
Yield, net income	Not published; withdrawn

Why Garrya has the highest yield potential: Garrya’s wellness brand is the key differentiator. Wellness tourism is growing at approximately 10-15% annually globally (Global Wellness Institute data). Guests booking Garrya are specifically seeking the preventive health, mindfulness, and spa-integrated experience, and they pay ADR premiums of 20-40% above comparable non-wellness branded properties.

Rate context: what Garrya-branded residences achieve in other markets is not evidence about Phuket, and the band this line used to import from them is withdrawn. The hotel’s own published rates are the checkable reference; the residence owner’s share is in the agreement.

The Garrya scenario that used to sit here modelled a $430K one-bedroom at 55% occupancy and a $280 nightly rate to an 8.5% gross, with a “conservative” case beneath it. Both are withdrawn: the inputs are unpublished, and the entry is 16,360,000 THB ($500,306) on our list rather than $430K, which would have moved every percentage even if the inputs had been real.

The wellness thesis itself is real and separately evidenced (the Global Wellness Institute does publish sector growth) but sector growth is not a Phuket occupancy, and this page no longer bridges the two with a number.

4. Angsana Oceanview Residences: Sea View, Three Priced Units

Investment profile: Completed, 33 residences, three priced units on our record from 45,820,000 THB.

Metric	Value
On our price list	3 priced units: 2BR 209 sqm at 45,820,000 THB, 3BR 281 sqm at 58,680,000, 2BR 304 sqm at 84,940,000. No one-bedroom exists in the record
Metre rate	219,234 THB/sqm
Management fee	~35% of gross, contractual
Yield, net income	Not published; withdrawn

Why Angsana yields at the lower end on a percentage basis: Whatever gross a unit produces is divided by a purchase price that is high for the format (45,820,000 THB for a 209 sqm two-bedroom) so the same rent is a smaller percentage than in a cheaper scheme. Both the gross figure and the net percentage this paragraph used to carry are withdrawn: neither was sourced, and no Phuket register publishes either.

The case for Angsana Oceanview, if there is one, is absolute income rather than a percentage, but the income figure this sentence used to give was not sourced to anything and is withdrawn. What a lifestyle buyer can check before committing is the operator’s share under the pool agreement and the common-area charge per sqm.

5. Banyan Tree Oceanus: Ultra-Premium Capital-Preservation Yield

Investment profile: Off-plan, seven priced units from 160,000,000 THB ($4,892,966), Q4 2028 delivery

Metric	Value
On our price list	7 priced units from 160,000,000 THB ($4,892,966) to 391,000,000 ($11,957,187): the top is nearly twice the $6.5M this row used to give, 4BR at a 416 sqm median
Metre rate	452,479 THB/sqm, the dearest metre anywhere in the corpus
Management fee	~35% of gross, contractual
Yield, net income	Not published; withdrawn. At this metre the purchase is not made on a yield

Why Oceanus is not a yield purchase: at 452,479 THB per square metre, the dearest metre anywhere in the corpus, 2.8 times the Bang Tao area median, it is capital preservation and lifestyle use with income, not a yield-maximisation product. The 5% gross and the arithmetic this section used to run on it are withdrawn: no rate or occupancy is published for the scheme, and at this price the number that matters is the one on the list.

For buyers at this level the question is whether the carrying cost is covered, not what percentage it returns, and the net income figure this line used to give was not sourced and is withdrawn. The carrying cost itself can be priced before purchase: the operator’s share of gross, the common-area charge per sqm, and the statutory transfer taxes.

6. Beach Residences Varuna: The Dearest Villa Metre in the Corpus

Investment profile: Off-plan, six priced villas from 106,900,000 THB, Q2 2028 delivery

Metric	Value
On our price list	6 priced villas: 3BR ×5 at 292 to 298 sqm from 106,900,000 to 115,700,000 THB, and one 4BR at 880 sqm for 245,000,000
Metre rate	376,370 THB/sqm, the dearest villa metre in the corpus, second only to Oceanus across all formats
Payment plan	20% × 5 on the record
Yield, net income	Not published, and not publishable: Thailand keeps no letting register

The 4BR at 880 sqm is the outlier that shapes the scheme’s numbers: three times the built area of the 3BR units at 2.3 times the price, which is why its own metre (278,409) is the lowest in the scheme rather than the highest. Read the price per sqm by unit here, not by scheme.

7. Banyan Tree Beach Residences Nammu: Five Villas, One Layout

Investment profile: Off-plan, five priced villas from 110,000,000 THB, Q2 2026 delivery

Metric	Value
On our price list	5 priced villas, all 3BR at 468 sqm: one at 110,000,000 THB and four at 116,000,000
Metre rate	247,863 THB/sqm
Location	Filed under Layan on the record, not Bang Tao, the only one of the five
Yield, net income	Not published

Nammu is the tightest scheme of the group: one layout, one size, a 5.5% spread between the cheapest and the dearest villa. That makes its metre the most reliable of the five as a comparable, and it makes plot position the only variable a buyer is actually choosing between.

8. Yara Residences: Two Villas, Two Different Products

Investment profile: Off-plan, two priced villas from 93,800,000 THB, Q2 2027 delivery

Metric	Value
On our price list	2 priced villas: a 3BR at 414 sqm for 93,800,000 THB (226,570/sqm) and a 5BR at 938 sqm for 194,700,000 (207,569/sqm)
Metre rate	226,570 THB/sqm
Yield, net income	Not published

Two units is not a price list, it is two prices. Yara is on this page because it is part of the estate, not because anything about it can be generalised.

Where the Five Banyan Tree Records Sit Against Each Other

Scheme	Type	Priced units	From (THB)	Median THB per sqm	Delivery on record
Banyan Tree Oceanus	Apartment	7	160,000,000	452,479	Q4 2028
Beach Residences Varuna	Villa	6	106,900,000	376,370	Q2 2028
Nammu	Villa	5	110,000,000	247,863	Q2 2026
Yara Residences	Villa	2	93,800,000	226,570	Q2 2027
Angsana Oceanview	Apartment	3	45,820,000	219,234	Completed

Twenty-three priced units across five schemes, and only Angsana’s three sit in a finished building. That is the honest shape of this cluster: mostly a launch pipeline rather than a resale market, and every metre above is an asking price rather than a transaction. All five carry the same 20% × 5 payment plan on the record.

Angsana is the entry point by a wide margin (45,820,000 THB against Yara’s 93,800,000) and it is also the one scheme here that is already completed rather than years out. That 45,820,000 is the figure in this page’s frontmatter as the cluster floor; the 106,900,000 it used to carry was Varuna’s entry, which is the dearest villa metre in the corpus and the opposite of a floor.

What Drives Yield in Banyan Group Properties?

1. Laguna estate “captive demand”: Guests visiting Laguna Phuket for the golf, spa, and beach infrastructure generate baseline demand regardless of brand. This estate-wide demand supports occupancy floors across all Laguna properties.

2. Season structure: Phuket’s high season (November-April) drives ADR premiums of 40-60% over low season (May-October). Projects with strong positioning (beachfront proximity, wellness brand) capture a higher share of their year in the high season. The ADR premium this line used to quantify is withdrawn: no Phuket rate series is published.

3. Unit size: Smaller units carry a lower ticket, so the same rent is a larger percentage of it; larger units reverse that and earn more in absolute terms. Across the five Banyan Tree records the range runs from a 209 sqm Angsana two-bedroom to an 880 sqm Varuna villa and a 938 sqm Yara villa.

Pros and Cons

What to consider:

• 30-40% management fee creates a significant gross-to-net gap
• Gross yield figures from developers are projections, not guarantees
• Off-plan projects (Garrya, Elara) have no track record to validate yield assumptions
• Cassia’s older building and increasing Lakelands competition may pressure future occupancy

Frequently Asked Questions

Which Banyan Group brand suits which buyer? +

They sit at different price points and serve different purposes: the entry-level products are closer to a yield proposition, the mid-tier balances lifestyle and income, and the flagship beachfront products are trophy assets where income offsets holding costs rather than producing a return on capital.

Are the quoted yields net or gross? +

Treat any quoted range as gross unless it says otherwise, and ask for the deduction stack. Hotel-operated programmes commonly take operating expenses first and then a management fee on what remains, so the gap between the headline and what reaches your account is wide. Ask for a worked twelve-month statement rather than a projected daily rate.

What does the owner-usage clause typically allow? +

Thirty to sixty nights a year in this segment, with peak periods blacked out entirely, which in Phuket means roughly late December through February plus Chinese New Year and Songkran. Ask for the exact allowance, the excluded dates, the notice period and whether unused nights carry forward.

Is freehold available across the range? +

In the condominium products, within each building's 49% foreign-quota floor area. In villa and townhome formats, no: foreign freehold of land is not available anywhere in Thailand, so those are registered leases or Thai company structures. Confirm which applies to the specific unit.

What is the strongest argument for buying inside Laguna? +

The infrastructure exists today rather than being promised, and the estate boundary constrains future supply, which has underpinned the area's pricing. The corresponding cost is estate-level charges you pay whether or not you use the facilities.

Read Also:

• Phuket Rental Yield Guide
• Buying Property in Phuket
• Best Areas to Buy in Phuket
• Bang Tao Property Guide
• Freehold vs Leasehold Thailand