Bellevue Beachfront Condo Phuket Review 2026: Prices, Yield & Investment Analysis
Bellevue Beachfront Condo Layan: studios from 6.2M THB, 659 units, 50m to beach, Q4 2026. Complete investor review with yield analysis and unit breakdown.
Bellevue Beachfront Condo: The Clearest Beachfront Entry Point in Layan
There’s a reason Bellevue Beachfront Condo keeps appearing in conversations about value-per-baht on Phuket’s west coast. It sits 50 metres from Layan Beach in Choeng Thale, it delivers Q4 2026, and it starts at 6.2M THB. That combination — true beachfront proximity, Layan address, sub-7M THB entry — is genuinely rare in today’s market.
The project totals 659 units across a contemporary low-rise building. Unit mix focuses on studios (32 sqm) and 1-bedroom apartments (40 sqm) — compact, efficient layouts designed for the rental market as much as for owner-occupiers who want a beachside base.
This is a PREMIUM-tier project. Not LUX, but solidly positioned for strong rental demand and solid capital preservation.
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Project Overview
| Detail | Info |
|---|---|
| Project ID | TH-HKT-LY-00193 |
| Location | Choeng Thale, Thalang, Layan Beach |
| Type | Low-rise condominium (PREMIUM) |
| Total units | 659 units |
| Unit types | Studio, 1 Bedroom |
| Size range | 32 sqm – 40 sqm |
| Status | Under construction |
| Completion | Q4 2026 |
| Payment plan | 70% during construction / 30% on handover |
| Beach | Layan — 1 min walk / 1 min by car |
| Airport | 25 min by car |
| Mall | 15 min by car |
Why Bellevue Makes Sense for Investors
The word “beachfront” gets used loosely in Phuket real estate. Bellevue earns it: 50 metres from the water at Layan Beach, with a 1-minute walk time confirmed in the project data. That is the primary investment thesis in a single sentence.
Layan Beach itself is quieter and more sheltered than Bang Tao to the south, attracting a higher-end clientele who want calm water and less commercial noise. The surrounding area has Boat Avenue, Porto de Phuket, and Laguna Golf within easy reach.
Beyond location, what works for investors:
- Large unit count (659) — significant development scope means strong brand recognition and economies of scale in management
- Compact unit formats — studios and 1BRs are the most liquid on Phuket’s rental market; easiest to fill, easiest to sell
- Beachfront pool — the primary differentiating amenity that drives nightly rate premiums on short-term platforms
- Pool bar + fitness + landscaped gardens — full lifestyle stack without the complexity of a full resort
The 70/30 payment plan front-loads the payment structure, which suits buyers who want simplicity over installments.
Prices by Unit Type (2026)
| Unit Type | Size | Price Range | Price per sqm |
|---|---|---|---|
| Studio | 32 sqm | 6.2M – 7.4M THB | 194,250 – 231,000 THB |
| 1 Bedroom | 40 sqm | 8.4M – 9.7M THB | 210,000 – 241,500 THB |
Studios range from 6,216,000 THB at the most accessible price points (Building E, lower floors) up to 7,392,000 THB for higher-positioned units in Building B. The 1-bedroom units — larger at 40 sqm — run from 8.4M THB to 9.66M THB, with the top-priced units in the D building reaching 241,500 THB per sqm.
Pricing per square metre is relatively high for the unit size, which reflects the beachfront premium and Layan location. For reference, inland premium condos in the same area typically price at 150,000–180,000 THB/sqm — Bellevue carries a 20–35% location premium over those comparables.
Rental Yield & Investment Case
Studios and compact 1BR units are the engine of Phuket’s short-term rental market. On Airbnb and Booking.com, beachfront 32–40 sqm units in Layan can achieve:
- High season (Nov–Apr): 2,500–4,000 THB/night; occupancy often over 80%
- Shoulder/low season: 1,500–2,500 THB/night; occupancy 50–65% with proper management
At 70% annual occupancy and an average nightly rate of 2,200 THB, a studio generates approximately 560,000 THB/year in gross revenue — against a purchase price of 6.2–7.4M THB. That’s a gross yield in the 7.5–9% range before management fees and taxes.
Beachfront location is the single biggest driver of nightly rates in this market. Guests searching for Layan will filter by proximity to water first — Bellevue will consistently appear at the top.
Capital appreciation is also underpinned by the scarcity of true beachfront land on the Andaman side of Phuket. New beachfront projects are increasingly rare; land costs alone make future competition limited.
Who Should Buy Bellevue Beachfront Condo
Best fit:
- Investors targeting short-term rental income with a beachfront premium
- Buyers seeking the lowest entry price to Layan beachfront (from 6.2M THB)
- Portfolio diversifiers adding a liquid, easily rentable unit to existing holdings
- Buyers who want a personal holiday base on the beach and want it to pay for itself when not in use
Less suitable for:
- Buyers seeking large family-sized units — the project caps at 40 sqm
- Long-stay tenants needing a proper kitchen and full living space
- Buyers who want minimal owner involvement (rental management is essential for yield optimization at this scale)
MORE Group Verdict
Bellevue Beachfront Condo is the most accessible beachfront investment in Layan right now. The combination of a 50-metre walk to the sea, studio pricing from 6.2M THB, and a compact unit format that maximizes rental liquidity makes it one of the more straightforward yield plays in our portfolio.
The 70/30 payment structure is simple and suits buyers who have capital ready. The project scale (659 units) ensures there will be an active secondary market post-completion.
One consideration: with 659 units, supply management matters. Buyers should work with a rental operator who can position units effectively rather than simply listing and waiting.
MORE Group rating: 8/10 — Exceptional beachfront value, strong yield fundamentals, manageable entry price.
Frequently Asked Questions
The lowest entry price is 6,216,000 THB for a 32 sqm studio. These are located in Building E and represent the best value per baht for the beachfront location.
The project data confirms a 1-minute walk to Layan Beach — approximately 50 metres. This is a genuine beachfront position, not a '5-minute drive to the beach' situation.
Scheduled completion is Q4 2026. The project is currently under construction (BUILD status).
Based on comparable beachfront units in Layan, gross yields of 7–9% are realistic for well-managed studios on short-term rental platforms. Beachfront position consistently commands a 20–30% nightly rate premium over inland comparables.
Yes, under Thai condominium law, foreign nationals can own up to 49% of total floor area in freehold. Our team can guide you through the purchase and title transfer process.
The project includes amenities designed to support short-term rental operations (beachfront pool, pool bar, 24-hour security). Rental management arrangements should be confirmed with the developer or an independent operator — MORE Group can connect you with vetted local partners.
MORE Group Editorial
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