Sunrise Lake Phuket: Private Pool Villa Review 2026
Sunrise Lake review: 31 premium pool villas in Si Sunthon, Bang Tao from 13.9M THB. 2-4 bedroom layouts, Q2 2027 completion. Full buyer and investment.
Verify before you reserve
Check availability before you reserve
Project pages can go out of date quickly. Request the latest unit list, payment schedule and foreign buyer notes for this off-plan project.
Current availability
Get live stock, reserved units and developer prices, from ฿14M.
Foreign buyer route
Ask us to confirm land structure, lease or company route before reservation.
Payment schedule
Compare deposit, construction milestones, transfer timing and cash flow.
Last checked
Content updated June 2026. Ask for current availability before paying a deposit.
Sunrise Lake Phuket: Private Pool Villa Review 2026
Sunrise Lake is a gated villa development in Si Sunthon, a residential sub-district of Thalang that sits between the Laguna/Bang Tao resort zone to the west and the airport corridor to the north. The 31-villa project is currently under construction with a Q2 2027 delivery timeline, and it targets buyers who want genuine private pool villa living at a price point meaningfully below the headline luxury villa segment.
The project’s name reflects its setting: the surrounding area borders Ban Bang Niew Lake, giving the community a nature-oriented character that is increasingly rare in Phuket’s Bang Tao corridor as infill development accelerates.
Sunrise Lake, pricing and availability
MORE Group: 0% buyer commission, full legal support, English-speaking team on the ground in Phuket.
What Should You Know About Project specs at a glance?
Project specs at a glance on Sunrise Lake Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group bang tao reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
What Should You Know About Location: what Si Sunthon actually means for buyers?
Location: what Si Sunthon actually means for buyers for Sunrise Lake Phuket means matching bang tao tenant demand to unit size and walk time to beach, because ADR swings 15 to 25% within one postcode. MORE Group shortlists compare three micro-locations and verify foreign buyer quota on the exact building phase before reservation.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
- Bang Tao, Surin, and Layan beaches are 12-18 minutes by car, close enough for regular beach days, far enough to avoid resort-zone traffic and noise
- Blue Tree Phuket (the island’s major lifestyle and entertainment complex) is 10 minutes away by car
- Boat Avenue and Porto de Phuket (the area’s main dining and shopping hubs) are under 15 minutes
- Robinson Lifestyle is 10 minutes for everyday convenience
- Phuket International Airport is 35 minutes, relevant for buyers who split time between countries
The trade-off is honest: this is not a walkable location. You need a car or scooter for everything. For the buyer profile that Sunrise Lake targets, families or couples treating Phuket as a second home or investment rental, that is not a material objection.
What Should You Know About Villa layouts and pricing breakdown?
Villa layouts and pricing breakdown on Sunrise Lake Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group bang tao reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
2-Bedroom Villas
- Built-up area: 152 sqm
- Price range: 13,990,000 - 15,674,406 THB
- Price per sqm: approximately 92,000-103,000 THB
The 2BR option at 152 sqm is compact by villa standards but functional. These units anchor the project’s entry pricing at 13.99M THB (~$390K at current rates), making them among the more accessible private pool villas in Phuket’s Bang Tao extended zone.
3-Bedroom Villas
- Built-up area: 161-242 sqm (three distinct sub-types)
- Price range: 15,228,500 - 21,117,906 THB
- Price per sqm: 84,000-106,000 THB
The 3BR range covers the most ground: from a 161 sqm layout close to the 15.2M entry through to a 242 sqm villa at 21.1M. The larger 3BR units at 223-242 sqm offer a genuine step up in living quality, open-plan common areas, proper bedroom sizing, and terrace space that actually functions as an outdoor living zone rather than a token walkout.
4-Bedroom Villas
- Built-up area: 306 sqm
- Price range: 23,990,000 - 26,373,887 THB
- Price per sqm: 78,000-86,000 THB
At 306 sqm across four bedrooms, these are genuinely spacious by any standard. The 4BR units also offer the lowest price-per-sqm in the project (from 78,273 THB/sqm), a pattern common in villa projects where larger configurations offer better value per metre. For families with children or buyers who want guest room flexibility, the 4BR at 23.99M is the most compelling unit in the range.
What Should You Know About Amenities and community facilities?
Amenities and community facilities for Sunrise Lake Phuket means matching bang tao tenant demand to unit size and walk time to beach, because ADR swings 15 to 25% within one postcode. MORE Group shortlists compare three micro-locations and verify foreign buyer quota on the exact building phase before reservation.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
- Reception lobby, managed entry point, adds to the sense of community structure
- Sauna and steam room, a differentiator at this price point; most villa-only projects omit communal wellness facilities
- Communal fitness centre, relevant for buyers who want gym access without relying on hotel day passes or driving to a club
- Landscaped gardens, the lakeside setting is incorporated into the community’s landscaping concept
- Private parking per villa
- Pet-friendly policy
The project does not include a co-working space, kids’ club, or on-site retail, this is a residential community, not a managed resort. Buyers who need resort-style services should factor in the nearby Blue Tree (10 min) which provides most of that infrastructure.
What Do Payment plan Mean for Foreign Buyers?
Payment plan on Sunrise Lake Phuket means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on ฿13.99M entry ($389k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group bang tao case study data from 2024 shows managed 1-bedroom stock at 72 to 78% blended occupancy under professional operators.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
25%, 30%, 10%, 7.5%, 7.5%, 7.5%, 7.5%, 5%
The first two tranches (25% + 30%) represent the heaviest upfront commitment, totalling 55% by the time construction reaches an early milestone. The remaining 45% is spread across six smaller payments tied to construction progress, with the final 5% at handover. For a 3BR villa at 17M THB, the opening tranche is approximately 4.25M THB (~$118K), followed by 5.1M THB at the second milestone.
Buyers should model their personal cash flow against this schedule carefully, the front-loading is steeper than the 30/30/30/10 plans common in condo developments, but is typical for developer-built villa projects in Thailand.
What Should You Know About Investment case?
Investment case on Sunrise Lake Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group bang tao reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
Capital appreciation: Si Sunthon land values have tracked the broader Bang Tao corridor’s appreciation, though at a discount to the primary Cherng Talay zone. Buyers purchasing at 13.9M-21M THB in a project completing Q2 2027 have reasonable expectations of 10-15% appreciation in THB terms over the construction period alone, assuming continued market demand from international buyers.
Rental income: A 3BR private pool villa in this zone, professionally managed on short-term platforms, typically achieves:
- High season nightly rate: 8,000-14,000 THB (~$220-$390)
- Annual occupancy with professional management: 60-70%
- Estimated annual gross (at 11,000 THB avg, 65% occupancy): approximately 2.6M THB
- Against a 17M THB purchase price, that implies a gross yield around 15%
The reality check: net yield after management fees (typically 20-25% of gross), pool maintenance, landscaping, utility bills, and property tax will land between 6-9% for a well-managed villa. Still a respectable number, and one that is supported by the zone’s tourism draw year-round.
Who this is not for: Buyers expecting immediately passive, hands-off rental income. Villa management in Phuket requires either a reliable professional management company or significant personal involvement. Neither is difficult to arrange, but both require decisions at the point of purchase.
What Should You Know About Honest limitations?
Honest limitations on Sunrise Lake Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group bang tao reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
What Should You Know About Summary?
Summary on Sunrise Lake Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group bang tao reservation files require documented checks on every off-plan purchase, with 49% foreign quota confirmed per unit, not per project marketing alone.
| Factor | MORE Group benchmark |
|---|---|
| Net yield | 5 to 7% after 20 to 25% operator fees |
| Peak occupancy | 75 to 85% on comparable managed units |
For the right buyer, someone relocating to Phuket with a family, an investor looking for a short-term rental asset, or a buyer who wants a second home with lifestyle infrastructure nearby, Sunrise Lake clears the bar. The key decisions are: which bedroom configuration fits the use case, and whether the Si Sunthon location suits the intended lifestyle or rental strategy.
Frequently Asked Questions
The entry price is 13,990,000 THB (approximately $390,000 USD) for a 2-bedroom villa of 152 sqm. The 3-bedroom layouts start at 15,228,500 THB and the 4-bedroom villas at 23,990,000 THB.
The scheduled completion date is Q2 2027. The project is currently under construction (BUILD status). Buyers should ensure their purchase contract includes clear milestone definitions tied to the payment schedule.
Bang Tao Beach is approximately 15 minutes by car from Sunrise Lake. The project is in Si Sunthon, Thalang, not walkable to the beach, but well-positioned for regular beach access by vehicle.
The payment plan is split into 8 tranches: 25%, 30%, 10%, 7.5%, 7.5%, 7.5%, 7.5%, and 5% at handover. The first two tranches are the heaviest, totalling 55% of the purchase price paid during early construction stages.
Foreigners cannot own Thai land directly. Sunrise Lake villas are expected to be sold on a registered 30-year leasehold basis, which is the standard structure for villa purchases in Phuket. Independent legal review of the SPA and lease agreement is strongly recommended before signing.
Based on comparable 3BR pool villas in the Si Sunthon/Bang Tao extended zone, well-managed short-term rentals can achieve gross yields of 12-16%. Net yield after management fees and operating costs typically lands at 6-9%. These are estimates, actual performance depends on management quality and market conditions.
Related guides:
Live developer data · Phuket specialist reply
Check Availability, Quota and Floor Plans
Send your contact and budget. We will reply with current stock, payment plan and foreign buyer notes.
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 →Check Availability, Quota and Floor Plans
Send your contact and budget. We will reply with current stock, payment plan and foreign buyer notes.
