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What Is Kirana Yamu on Cape Yamu?
Kirana Yamu is boutique pool villas on Cape Yamu east coast at 24 million THB per villa, Q3 2027 completion, six-stage payments at 30% booking through 10% on handover, Phang Nga Bay views, and exclusive peninsula address that suited for foreign buyers seeking quiet east-coast living over west-coast tourist density.
Cape Yamu is where Phuket’s most discerning residents choose calm bay water, cooler evenings, and low-density luxury near Anantara Yamu and Como Point Yamu, not party strips or high-rise hotel zones.
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What Are the Key Facts for Kirana Yamu?
Kirana Yamu key facts are fixed 24 million THB per pool villa on Cape Yamu, Q3 2027 handover, payment at 30% / 20% / 20% / 10% / 10% / 10%, leasehold or company ownership for foreign buyers, and east-coast long-stay demand from marina and executive tenants in MORE Group reservation files.
| Factor | Detail |
|---|---|
| Location | Cape Yamu, east Phuket |
| Price | 24 million THB per villa |
| Completion | Q3 2027 |
| Payment | 30% / 20% / 20% / 10% / 10% / 10% |
| Ownership | Whether the Thai shareholders are real participants or placeholders |
| Character | Boutique east-coast peninsula |
Location and Area
Kirana Yamu location is Cape Yamu peninsula on Phang Nga Bay, Phuket International Airport roughly 30 minutes north, Boat Lagoon marina about 15 minutes south, Phuket Town about 25 minutes, and stable long-stay rental demand that foreign buyers should model at 3.2 to 6% net after 20 to 25% operator fees in MORE Group east-coast files.
- East coast: Calm bay water, not open-ocean surf beaches
- Prestige: Anantara Yamu and Como Point Yamu set quality benchmarks
- Access: Single peninsula road via Highway 402
- Tenants: Executives, long-stay couples, marina-linked corporate rentals
The east coast suits full-time residents and semi-permanent owners who prioritise privacy over west-coast beach tourism turnover.
Anantara Yamu and Como Point Yamu anchor luxury benchmarks on the peninsula, which supports resale narratives for foreign buyers who treat 24 million THB as a lifestyle allocation with moderate rental upside rather than maximum yield. MORE Group compares Yamu with Grand Sea Through when buyers want east-coast exposure below ultra-luxury tickets above 40 million THB.
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Design and Units
Kirana Yamu units are generous pool villas at a fixed 24 million THB ticket, indoor-outdoor tropical layouts, multiple bedrooms for full-time residence or high-end holiday use, private pools and landscaped gardens, and finish suited to east-coast year-round living that foreign buyers can compare with west-coast villas above 30 million THB in MORE Group briefings.
- Ticket: Fixed 24 million THB per villa, transparent pricing
- Layout: Full-time residence or premium holiday use
- Outdoor: Private pool and tropical landscaping standard
- Scale: Boutique community, not mass estate density
Investment Case
Kirana Yamu investment case is moderate gross yields on east-coast premium villas, net returns of 3.2 to 6% after 20 to 25% operator fees on long-stay executive rentals, scarce new Cape Yamu supply supporting post-completion pricing, and six-stage payments to Q3 2027 for foreign buyers in MORE Group east-coast underwriting.
| Factor | MORE Group benchmark |
|---|---|
| Gross yield | 5 to 8% on managed east-coast villas |
| Net yield | 3.2 to 6% once management at 20 to 25% of revenue and CAM come out of the gross |
| Peak occupancy | 75 to 85% on comparable long-stay stock |
| Scarcity | Limited new villa plots on Cape Yamu |
East-coast yields trail high-density tourist zones but occupancy is more stable and tenant quality is higher. Portfolio buyers often add Yamu exposure to balance west-coast short-stay holdings.
Fixed pricing at 24 million THB per villa simplifies comparison with west-coast stock where list prices vary by plot and aspect. MORE Group recommends a drive-time check to Boat Lagoon and Phuket International Airport at peak hour before reserving, because peninsula access shapes both owner convenience and executive rental appeal for foreign buyers comparing Yamu with Bang Tao villa alternatives above 30 million THB.
Who Is This For?
Kirana Yamu typically suits foreign owner-occupiers wanting Cape Yamu privacy, portfolio diversifiers adding east-coast exposure at 24 million THB, long-stay rental investors targeting executive tenants, and patient off-plan buyers comfortable with Q3 2027 delivery in MORE Group premium peninsula shortlists.
- Owner-occupiers: Calm bay lifestyle away from tourist strips
- Portfolio buyers: East-coast counterweight to west-coast holdings
- Long-stay investors: Marina and executive rental profile
- Premium entry: 24 million THB without ultra-luxury tier pricing
Pros and Cons
Kirana Yamu pros and cons are Cape Yamu prestige, fixed 24 million THB pricing, and spread payments on the plus side, against no open beach, single-road access, lower short-stay yields than Karon, and Q3 2027 wait on the minus side.
| Factor | Advantage | Trade-off |
|---|---|---|
| Address | Exclusive Cape Yamu peninsula | No direct swimming beach |
| Pricing | Fixed 24 million THB per villa | Lower short-stay ADR than west coast |
| Lifestyle | Calm Phang Nga Bay views | Single road access limits connectivity |
| Payments | Six stages to Q3 2027 | 15+ months before handover |
Cons
- No direct beach access on the east coast bay shoreline
- Single road access to the peninsula
- Rental yields typically lower than west-coast tourist-facing locations
- Q3 2027 completion before income or move-in
What Should Foreign Buyers Verify Before Reserving?
Kirana Yamu due diligence is confirming leasehold or company ownership structure, written Q3 2027 schedule with SPA penalties, net yield at 5 to 7% after operator fees on long-stay assumptions, payment map matching 30% / 20% / 20% / 10% / 10% / 10%, and counsel review before the 30% booking tranche in MORE Group Cape Yamu files.
| Red flag | What to verify |
|---|---|
| Ownership route | The registered lease term is the asset here, so read it before the price; a company route is the alternative where it is genuinely warranted |
| Completion slip | Written schedule and penalty clauses |
| Access | Drive times to airport, marina, and town at peak hour |
| Rental claims | The monthly long-stay rate this stretch actually achieves, rather than a west-coast peak-week number |
| Resale liquidity | Buyer pool on Cape Yamu if you exit in 3 to 5 years |
- Request payment schedule and ownership structure in writing
- Compare Grand Sea Through and Aurora Villa on east coast
- Test the rental case against achieved weekly rates for east-coast villas, which serve a different guest from the west-coast beach belt
- Walk all three plots and the shoreline in front of them, and establish what the land opposite is zoned for
- Confirm peninsula road access and emergency services proximity
Cape Yamu new villa supply is constrained by finite peninsula land and planning complexity, which is the appreciation thesis if east-coast infrastructure continues to mature. MORE Group recommends comparing fixed 24 million THB Kirana pricing with west-coast villa marketing that hides plot premiums in headline list prices. Confirm six-stage payment dates in the SPA before transferring the 30% booking tranche to the developer.
One geographic point deserves emphasis, because it drives everything else on this page: Cape Yamu is the east coast, and the east coast is a different market from the west. There is no beach scene, no walk-to-restaurants corridor and no nightly-rental volume; what there is instead is privacy, Phang Nga Bay views, protected water for boat owners and near-total insulation from tourist traffic. Guests who book here are villa-week groups and owners’ own families, not platform browsers comparing nightly rates. Underwrite it as a residence with occasional premium lettings, benchmark against other east coast estates rather than Bang Tao, and if a boat is part of the plan, check the berth situation at the nearby marinas before you assume it, because moorings, not villas, are the scarce asset on this side of the island.
Frequently Asked Questions
Kirana Yamu is offered at a fixed price of 24,000,000 THB per villa. The six-stage payment plan is: 30% on signing, then 20%, 20%, 10%, 10%, and 10% through construction to handover in Q3 2027.
Cape Yamu is a narrow peninsula on Phuket's east coast, extending into Phang Nga Bay. It is roughly 30 minutes from Phuket International Airport and is home to Anantara Yamu Resort and Como Point Yamu Hotel. The area is known for its calm water, bay views, and exclusive low-density residential character.
Yes. Foreign nationals can purchase villas in Thailand through a leasehold agreement or via a Thai-registered company. Both structures are widely used and legally established for villa purchases. MORE Group's legal partners can advise on the best approach for your circumstances.
The east coast, particularly Cape Yamu, offers calm water year-round (sheltered by Phang Nga Bay), less tourist traffic, and a more private residential environment. The west coast offers direct beach access and more entertainment options. Many full-time residents and expats prefer the east coast for everyday living quality.
The Cape Yamu rental market caters to a premium, longer-stay guest profile: executives, couples, and families seeking privacy and a genuine resort-style environment away from busy tourist areas. Yields are typically moderate but occupancy is stable, with strong demand from the marina and business community in the Boat Lagoon area nearby.
Cape Yamu buyers should review marina access, sunset orientation, and pool maintenance scope before transfer. MORE Group can line up a local operator quote and lawyer checklist for lease renewal terms on Yamu hillside stock.
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