The Regent Villas Pasak Phase 2 Phuket: Villa Review 2026
The Regent Villas Pasak Phase 2 review: 8 premium 3-4 bedroom pool villas in Cherngtalay from 20.79M THB. 348 sqm, 10 min to Bang Tao Beach. Full analysis 2026.
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The Regent Villas Pasak Phase 2 Phuket: Villa Review 2026
Eight villas. One price. In a market where developer pricing often involves a complex matrix of unit codes, view premiums, and floor supplements, The Regent Villas Pasak Phase 2 keeps it simple: every available villa is 20,790,000 THB. The consistency signals something, either a developer confident in their product uniformity, or a project where the land plot and villa specification is standardised enough that variable pricing would be arbitrary.
The Pasak / Cherngtalay location is one that experienced Phuket buyers will recognize immediately. Cherngtalay is the broader administrative area that includes Bang Tao Beach, Laguna Phuket, Boat Avenue, Porto de Phuket, and some of the island’s most prestigious residential pockets. Pasak is a sub-zone within that corridor, quieter than the immediate beachfront strip, but well within the lifestyle radius that makes Cherngtalay attractive to international buyers.
The Regent Villas Pasak Phase 2, pricing and availability
MORE Group: 0% buyer commission, English-speaking team, legal support included.
What Should You Know About Project specs at a glance?
Project specs at a glance on The Regent Villas Pasak Phase 2 Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group layan 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: the Pasak corridor explained?
Location: the Pasak corridor explained for The Regent Villas Pasak Phase 2 Phuket means matching layan 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 |
From The Regent Villas Pasak Phase 2:
- Boat Avenue (Phuket’s primary dining and lifestyle street) is 7 minutes by car. This is the closest practical food, coffee, and retail hub.
- Porto de Phuket is in the same zone, good restaurants, Friday market, international retail brands.
- Laguna Phuket resort complex is adjacent, relevant for golf, beach club access, and the restaurants within the resort circuit.
- Catch Beach Club on Bang Tao Beach is a 10-minute drive, the beach club that anchors the area’s social scene for the international residential community.
- Phuket International Airport is 24 minutes, better than average connectivity for the Cherngtalay zone.
The walkability score is low, as with most Phuket villa locations. You need a vehicle. But for the buyer profile that Cherngtalay attracts, international second-home owners, families relocating from Europe or Asia, investors targeting the premium rental segment, this is accepted as part of the lifestyle contract with the island.
What Should You Know About Villa design and specifications?
Villa design and specifications on The Regent Villas Pasak Phase 2 Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group layan 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 |
Ground floor:
- Open-plan living and dining area
- Modern Western-style kitchen with island or breakfast bar
- In the 4-bedroom variant: master bedroom on the ground floor with direct pool access, a meaningful specification detail for owners who do not want to navigate stairs to reach the pool
- Private swimming pool with sun deck terrace
- Pool-side sala for outdoor dining or relaxation
- Covered parking for two vehicles
First floor:
- Additional bedrooms (2 or 3 depending on configuration)
- Each bedroom with en-suite bathroom
Community facilities:
- Gated entry with 24-hour security
- CCTV surveillance throughout the estate
- Landscaped common areas
The project specifies a built-up area of approximately 348 sqm across 3 or 4 bedrooms, a ratio that allows for genuine bedroom sizing without the corridor-and-compromise layouts that appear in smaller villa footprints.
One specification note worth flagging: the 4-bedroom ground-floor master with direct pool access is not universal across all pool villa projects. For buyers prioritising ease of access to the pool, relevant for swimming, for children, for guests who prefer ground-level living, this is a tangible quality-of-life feature.
What Do Pricing: one price for all units Mean for Foreign Buyers?
Pricing: one price for all units on The Regent Villas Pasak Phase 2 Phuket means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on ฿9.50M entry ($264k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group layan 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 |
The 348 sqm built-up area at 20.79M THB works out to approximately 59,810 THB per sqm, a reasonable rate for new construction in the Cherngtalay zone, where land costs alone are substantial. Comparable completed villas in the same sub-district trade significantly higher on a per-sqm basis.
For context: the price consistency across 3BR and 4BR variants (both listed at 20,790,000 THB) suggests that the floor plan difference may lie in how a room is classified (study vs bedroom, for instance) rather than a meaningful area or specification difference. Buyers should clarify the exact room count and configuration with the developer or agent before proceeding.
What Do Payment plan Mean for Foreign Buyers?
Payment plan on The Regent Villas Pasak Phase 2 Phuket means underwriting 7 to 9% gross yield and 5 to 7% net after operator fees on ฿9.50M entry ($264k), with CAM near ฿30 to ฿45 per sqm monthly in net models. MORE Group layan 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 |
- 50% on contract signing
- 50% at handover / transfer
This is a straightforward structure typical for small-scale villa developments near or at completion. The 50% upfront commitment is significant, for a 20.79M THB villa, that is 10.395M THB (~$289K) payable on signing. Buyers need to have funding in place at signing, not at a future construction milestone.
The Q1 2026 scheduled completion date means the project should be at or near handover stage for buyers engaging now (April 2026). Buyers should verify current construction status before signing, as the actual transfer timeline may vary from the scheduled date.
What Should You Know About Investment case?
Investment case on The Regent Villas Pasak Phase 2 Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group layan 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 |
Conservative 5-year appreciation estimate for well-positioned Cherngtalay villas: 8-12% per year in THB terms. In USD terms, this is moderated by THB/USD exchange rate movement, which has been relatively stable but carries its own risk.
Rental income potential
A 3-4BR pool villa of 348 sqm in the Pasak / Cherngtalay zone, professionally managed on Airbnb, Booking.com, and villa-specific luxury platforms, can achieve:
- High season nightly rate: 10,000-18,000 THB (~$280-$500)
- Shoulder season: 7,000-12,000 THB
- Annual occupancy with professional management: 65-75%
Modelling at 13,000 THB/night average and 65% annual occupancy (237 nights):
- Gross annual rental income: approximately 3.08M THB
- Against 20.79M THB purchase price: gross yield approximately 14.8%
- Net yield after management fees (20-25%) and operating costs: realistically 8-11%
These are estimates based on comparable Cherngtalay villa rental data. Actual performance is highly management-dependent, the difference between a poorly managed and well-managed villa of the same specification in the same location can be 30-40% in annual income.
Tax note: Thailand does not currently levy capital gains tax on property for individuals. Rental income is subject to Thai personal income tax (for tax residents) or withholding tax arrangements. Structure advice from a qualified accountant is recommended before committing to a rental strategy.
Who is this for?
Who is this for for The Regent Villas Pasak Phase 2 Phuket means matching layan 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.
- Buyers entering the Cherngtalay zone who want a genuine villa (not an apartment complex) at a controlled price point
- Families who need 3-4 actual bedrooms with proper en-suite bathrooms for multi-generational stays
- Short-term rental investors who want a villa in the most liquid tourism market on Phuket’s west coast, with a realistic rental yield
- Second-home buyers who want a base in Phuket’s best-infrastructure zone without stretching into the 30M-70M THB segment
Not ideal for: Buyers who want no-maintenance income. Buyers who need a walkable beach location. Buyers who want to see a completed product before signing, the project may still be in final construction stages.
What Should You Know About Honest considerations?
Honest considerations on The Regent Villas Pasak Phase 2 Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group layan 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 |
50% upfront commitment: The payment structure requires substantial capital at signing. Unlike 8-tranche or progressive construction-linked plans, this demands liquidity planning before approaching the developer.
Leasehold structure: As with all Thai villa purchases for foreigners, the land component will be held via leasehold (typically 30 years, registered at the Land Department). The villa building can be in the buyer’s name. Independent legal review is required before signing.
Small community: Eight villas is an intimate estate. There is no shared pool, gym, or resort-style amenity beyond the gated security. Community living decisions and HOA governance are more personal and direct than in large condo complexes.
The Regent Villas Pasak Phase 2, get current availability
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What Should You Know About Summary?
Summary on The Regent Villas Pasak Phase 2 Phuket means foreign buyers should verify quota, payment milestones, and net rental assumptions in writing before deposit. MORE Group layan 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 |
The project fits buyers who want the Cherngtalay zone without reaching into the 30M-70M THB ultra-luxury segment, and who understand that villa ownership in Thailand requires legal preparation, a management plan, and a medium-to-long investment horizon. For that buyer, the location fundamentals, the specification quality, and the price point are all aligned.
Frequently Asked Questions
All villas are priced at 20,790,000 THB (approximately $580,000 USD at current exchange rates). Both 3-bedroom and 4-bedroom configurations are listed at the same price. The built-up area is 348 sqm for all units.
Bang Tao Beach is approximately 10 minutes by car. Layan Beach is at a similar distance. The project is not walkable to the beach, it is a residential villa estate in the Pasak / Cherngtalay interior zone, designed for vehicle-based beach access.
The scheduled completion date was Q1 2026. Buyers should verify the current construction and handover status directly with the developer or agent, as actual timelines may differ from the originally scheduled date.
The payment plan is 50% on contract signing and 50% at handover/transfer. There are no intermediate construction-phased instalments. This requires buyers to have substantial capital available at signing, for a 20.79M THB villa, the initial payment is 10.395M THB (~$289K).
Yes, through a 30-year registered leasehold at the Land Department, the standard structure for foreign villa buyers in Thailand. The villa building itself can be in the buyer's name. Independent legal review from a qualified Thai property lawyer is essential before signing any documentation.
Based on comparable Cherngtalay 3-4BR pool villa data: at an average of 13,000 THB/night and 65% occupancy, estimated gross annual income is approximately 3.08M THB, implying a gross yield of around 14-15%. Net yield after management fees and operating costs is realistically 8-11%. Actual performance depends heavily on management quality.
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