The Greens Phuket Review 2026: Boutique Pool Villas in Rawai
Honest review of The Greens Phuket, 19 private pool villas in Rawai. Prices from ฿12.6M, layouts, location analysis, and investment potential for 2026.
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Content updated June 2026. Ask for current availability before paying a deposit.
There’s a specific type of buyer who ends up loving southern Phuket, someone who’s done the Patong scene, maybe spent time at a beach club in Surin, and now wants something quieter. Rawai and Nai Harn are where those people land. The Greens is built exactly for them.
Nineteen villas. Lush landscaping. Private pools. A genuinely calm neighbourhood. This is not a resort-style mega-development, it’s a boutique project where the appeal is privacy, scale, and location rather than amenity count. Here’s our detailed breakdown.
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What Should You Know About Project Overview?
What Should You Know About Project Overview for The Greens Phuket means matching rawai 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 |
The development comprises just 19 villas, a scale that’s intentional. Fewer units means less traffic, more privacy, and a genuine community feel rather than the anonymity that comes with larger projects. Villas come in two-bedroom and three-bedroom configurations, with built-up areas ranging from 200 to 277 sq m.
Key project facts:
- Developer level: Premium
- Type: Private pool villas
- Total units: 19
- Bedroom options: 2BR and 3BR
- Area: 200-277 sq m
- Status: Under construction (completion Q3 2027)
- Payment plan: 40% / 20% / 20% / 10% / 10%
Each villa features an open-plan living and dining area with a fully equipped Western kitchen, large sliding glass doors that open directly to the pool terrace, private swimming pool, covered parking, and landscaped garden. Ceilings are high, layouts are functional, and the design leans into tropical modernism, clean lines, natural light, indoor-outdoor flow.
Why Rawai? Why Now?
Why Rawai? Why Now for The Greens Phuket means matching rawai 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.
The Greens sits minutes by car from Rawai Beach, Chalong Pier, and the famous Nai Harn Beach, one of the cleanest and most scenic on the island. Yanui Beach is nearby too, a small cove popular with snorkelers and stand-up paddlers.
Distance context:
- Rawai Beach: 11 minutes by car (68 minutes on foot)
- Nearest mall: 10 minutes by car
- Phuket International Airport: 67 minutes by car
The airport distance is the one trade-off you accept in southern Phuket. But for buyers who prioritise lifestyle over transit convenience, families, retirees, remote workers, this is rarely a dealbreaker.
The gated community with 24-hour security and CCTV makes The Greens a realistic option for those who split time between Phuket and their home country. The pet-friendly policy is a bonus that many buyers with dogs specifically seek out and rarely find in condo developments.
What Do Pricing and Payment Structure Mean for Foreign Buyers?
What Do Pricing and Payment Structure Mean for Foreign Buyers on The Greens Phuket means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on ฿12.60M entry ($350k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group rawai case study data from 2024 shows managed 1-bedroom stock at 72 to 78% blended occupancy under professional operators.
| Unit size | Price range | Price per sq m |
|---|---|---|
| 200 sq m (2BR) | ฿12,600,000 | ฿63,000/sq m |
| 205 sq m (2BR) | ฿13,100,000 | ฿63,902/sq m |
| 270 sq m (3BR) | ฿13,800,000 | ฿51,111/sq m |
| 277 sq m (3BR) | ฿13,800,000 | ฿49,819/sq m |
The average price across all available units is approximately ฿12.96M. The per-square-meter rate on the larger 3BR villas is notably favourable, buyers get significantly more living space for only marginally more investment.
The payment plan (40/20/20/10/10) is structured across construction milestones, which is standard for Thai off-plan developments. The 40% upfront is higher than some competitors, but gives the developer, and buyers, clear cash flow alignment with construction progress.
What Do Rental Yield and Investment Potential Mean for Foreign Buyers?
What Do Rental Yield and Investment Potential Mean for Foreign Buyers on The Greens Phuket means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on ฿12.60M entry ($350k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group rawai 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 |
For a ฿12.6M villa generating ฿70,000/month net over 10 months per year (allowing for owner use and management fees), gross annual yield sits at approximately 6.7%. This is broadly in line with premium Phuket villa benchmarks and represents solid performance for an asset that’s also appreciating in capital value.
The limited supply of just 19 villas in the project supports resale liquidity, boutique gated communities tend to hold value and attract quality tenants better than large anonymous developments.
Who Should Buy at The Greens?
Who Should Buy at The Greens for The Greens Phuket means matching rawai 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 |
Lifestyle buyers who want to live, not just visit, Phuket. The Rawai neighbourhood rewards those who engage with it: local markets, diving, cycling, genuine restaurant culture. If you want a party island experience, look north. If you want a home, Rawai delivers.
Family buyers will appreciate the proximity to international schools, medical facilities in Chalong, and the safe, gated community environment. The pet-friendly policy is a genuine selling point for families with animals.
Long-stay investors targeting European and Australian expat rental demand will find the southern market less saturated than Bang Tao or Kata, with strong yields for well-managed villas.
What The Greens is not: It’s not for buyers seeking a branded hotel-managed rental programme with guaranteed returns. There is no on-site management infrastructure beyond security. Rental management would need to be arranged independently.
What Should You Know About Our Assessment?
What Should You Know About Our Assessment on The Greens Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group rawai 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 |
At ฿12.6M entry, it sits at a price point that’s accessible to serious buyers without competing at the ultra-luxury end. The Rawai location is fundamentally sound, southern Phuket land supply is constrained by topography and established communities, which creates a structural floor under values.
Completion in Q3 2027 gives buyers a realistic construction timeline to plan around. The 40% initial payment is the one friction point; ensure your financing is structured before committing.
Our rating: 8/10, Recommended for lifestyle-first buyers and long-stay rental investors who understand and value the southern Phuket market.
Frequently Asked Questions
The Greens is expected to complete construction in Q3 2027, according to the developer's current timeline.
The payment structure is 40% on booking, then 20%, 20%, 10%, and 10% at subsequent construction milestones, a total of five instalments tied to build progress.
Yes. The Greens is explicitly pet-friendly, which is relatively uncommon in Phuket villa communities and a genuine draw for buyers with dogs or cats.
The project is approximately 10-11 minutes by car from Nai Harn Beach, one of Phuket's most scenic and clean beaches.
Based on comparable Rawai villa rental rates, independent management could achieve gross yields in the range of 6-7% annually, depending on occupancy and management quality. There is no guaranteed rental programme associated with this project.
Yes. Foreigners typically purchase Thai villas through a leasehold structure (30+30+30 years) or via a Thai Limited Company. MORE Group can advise on the most appropriate structure for your situation.
Who this project suits?
Who this project suits for The Greens Phuket means matching rawai 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 |
What Risks and what to check before reserving (The Greens Phuket) Should Foreign Buyers Track?
What Risks and what to check before reserving (The Greens Phuket) Should Foreign Buyers Track for foreign buyers on The Greens Phuket means confirming 49% quota in writing, SPA milestones tied to construction, and net yield after 20 to 25% operator fees before any reservation fee. MORE Group rawai files stress-test at 70 to 80% peak occupancy using 2024 to 2025 sister-unit data, not brochure ADR 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 Due diligence next steps Should Foreign Buyers Track?
Due diligence next steps for foreign buyers on The Greens Phuket means confirming 49% quota in writing, SPA milestones tied to construction, and net yield after 20 to 25% operator fees before any reservation fee. MORE Group rawai files stress-test at 70 to 80% peak occupancy using 2024 to 2025 sister-unit data, not brochure ADR 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 Area context (rawai)?
What Should You Know About Area context (rawai) for The Greens Phuket means matching rawai 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 |
| Pillar guides for The Greens Phuket Review 2026: buying property in Phuket, due diligence step-by-step, best areas for foreign buyers, off-plan guide, rental yield benchmarks. |
What Should You Know About Buyer scenarios and decision framework (The Greens Phuket Review 2026)?
What Should You Know About Buyer scenarios and decision framework (The Greens Phuket Review 2026) on The Greens Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group rawai 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 |
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