The Residence Prime: 62 Luxury Pool Villas in Layan

The Residence Prime sits in the Laguna zone of north Phuket, one of the tightest land markets on the island. Starting price: 24,893,230 THB for a four-bedroom villa with 398 sqm of living space and a private pool. Sixty-two villas total, completion targeted for Q1 2026. If you are evaluating luxury villa investment in north Phuket, this project earns close attention on location, scale, and price positioning alone.

What follows is a detailed breakdown of the project, the Layan market, the investment numbers, and the risks you need to price in before placing a reservation deposit.

Why Laguna Is Different?

Why Laguna Is Different for The Residence Prime 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

The Laguna Phuket resort complex was established in the 1980s on reclaimed land around a central lagoon. Over the four decades since, it became the most recognised resort address in Thailand. Names like Banyan Tree, Angsana, Cassia, and Outrigger are all concentrated here. That brand density creates a reinforcing loop: high-quality hospitality draws high-quality guests, who then become property buyers, who in turn sustain demand for rental inventory. Each of those three groups feeds the others.

Land within and immediately adjacent to the Laguna boundary is close to fully developed. New projects must be carved out of the final remaining parcels, and those parcels tend to be smaller, more irregularly shaped, or positioned further from the primary amenities than earlier developments. The Residence Prime occupies a position that benefits from this scarcity: a genuine Layan address with access to the surrounding resort infrastructure, not a peripheral location borrowing the area’s name.

Layan Beach itself runs along the northern edge of Bang Tao Bay. It is quieter than Patong and less commercialised than Kamala. The beach draws a mix of long-stay visitors, families, and the wealthy leisure travellers who make up the top end of the short-term rental market. That guest profile, high spend, extended stays, repeat visits, is precisely what produces strong rental yields on a villa priced at this level.

Land values in the Layan area have risen materially over the 2020 to 2025 period. Projects that entered the market in 2021 to 2022 have seen their completed values outperform initial purchase prices by between 20% and 35%, based on secondary market data tracked by MORE Group brokers. The trajectory is driven by the same supply-demand imbalance that makes the area expensive: new developable land supply is thin, and international buyer interest has not slowed in any sustained way since the 2022 recovery.

The composition of that international demand has also shifted. Russian, Israeli, Eastern European, and Middle Eastern buyers joined the traditional British, Australian, and Scandinavian buyer base from 2022 onward. That broadened base of demand reduces the market’s exposure to any single country’s economic cycle and supports valuations through conditions that would previously have caused more pronounced corrections.

Phuket’s airport connectivity reinforces all of this. The opening of new long-haul routes, particularly from the Gulf states and Central Asia, has brought buyers from markets that were not active in Layan five years ago. Flight access is a practical factor, not just a headline: buyers who can reach Phuket in under eight hours from their home country are more likely to use the property personally, which reduces vacancy periods and improves net yield performance.

For a deeper look at how to compare the different north Phuket investment zones, the best areas to buy property in Phuket guide covers all major sub-markets with pricing data. The dedicated Bang Tao and Laguna area guide provides neighbourhood-level analysis of the zone where The Residence Prime is located.

What Should You Know About Villas: Architecture and Scale?

The Villas: Architecture and Scale on The Residence Prime 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 architecture follows a clean tropical-contemporary direction, with an emphasis on horizontal planes, generous glazed openings, and a controlled material palette. Stone, timber, and concrete are used as the primary materials throughout. The finishes are specified for durability in a salt-air coastal environment, not only for appearance. In Phuket’s climate, material specification is a practical matter: projects that prioritise visual impact over long-term performance often require significant remediation work within five years of completion, generating costs that erode the ownership return.

Plot sizes vary across the 62 units, which is typical for a development of this size and shape. The more generous plots allow for substantial landscaping between the villa perimeter and the pool terrace, creating genuine physical separation from neighbouring units. In a development where privacy is positioned as a core part of the product offer, plot depth translates directly into the quality of the day-to-day ownership experience. Buyers considering specific units should request confirmed plot dimensions from the developer and compare them across the available inventory.

The four-bedroom layout gives the project flexibility across different use cases. Owner-occupiers with families can distribute bedrooms across generations or keep one bedroom as a dedicated study. Investors running a short-term rental program can configure the property to accommodate different party sizes depending on the booking. Villa managers operating in Layan consistently report that four-bedroom units achieve higher nightly rates and stronger occupancy during the shoulder season than two or three-bedroom alternatives. The reason is straightforward: four bedrooms accommodate the family and group bookings that fill calendars in the months that smaller units struggle with.

The private pool, combined with the 398 sqm footprint, positions The Residence Prime in a product category that sits clearly above the typical entry-level villa in north Phuket. Projects at this specification level have historically performed better on both rental yield and capital appreciation than smaller, denser alternatives. The distinction is not purely about luxury. It is about the economics of the rental product: a four-bedroom pool villa with generous plot and coworking access attracts a different, and more valuable, class of renter than a two-bedroom unit on a compact lot.

For context on how this project compares to other off-plan villa launches in the area, the off-plan property Phuket guide covers the full market across north, east, and south zones with current pricing benchmarks.

What Should You Know About Amenities That Support Both Living and Letting?

Amenities That Support Both Living and Letting for The Residence Prime 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

The gym is a standard expectation for villa guests in the 600,000 USD price bracket who travel frequently and maintain a fitness routine. A well-equipped on-site gym prevents the need to redirect guests off-site for exercise, which reduces friction in the booking process and avoids negative review points about missing facilities. For long-stay guests or remote workers extending a booking across weeks, a gym accessible without leaving the development is a practical convenience that shows up in repeat booking rates.

The coworking facility is a more distinctive inclusion for a villa project of this type. Its presence signals that the developer understands the current buyer and renter demographic: internationally mobile professionals who combine leisure travel with sustained work output. Phuket has become a significant base for digital nomads and location-independent professionals, and properties that accommodate working requirements attract a renter profile with higher average daily rates and longer booking horizons. A villa in Layan with a proper coworking space on-site is a genuinely differentiated product in the short-stay rental market.

Pet-friendly policy opens a renter category that the majority of Phuket villa rentals exclude by default. Travelling with pets is increasingly common among European and Australian demographics that are well-represented in Layan’s guest base. A pet-accepting luxury villa in a premium location commands a rate premium from this segment, and the competitive set of pet-accepting units in north Phuket at this specification level is narrow. That scarcity creates pricing power.

The entertainment area serves the group booking market. Large families and friend groups, who are consistent and high-value customers in Layan’s short-term rental market, need communal spaces that extend beyond the villa’s private pool. A dedicated entertainment facility supports the kind of group gatherings that generate strong reviews, word-of-mouth referrals, and return bookings. The groups that use this facility tend to be among the highest-spending guests in the market.

Taken together, these amenities shift The Residence Prime from an isolated villa product into a managed community with shared services. For investors, that distinction has measurable consequences when pricing against villa developments that offer no shared facilities. Total guest experience, including what renters encounter during a stay beyond their private villa, affects both rate-setting and occupancy.

What Should You Know About Proximity Breakdown?

What Should You Know About Proximity Breakdown on The Residence Prime 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

Layan Beach: 56 minutes on foot, 8 minutes by car. The walking time is longer than beachfront properties. The driving time is short and consistent throughout the day, avoiding the traffic pinch points that affect south Phuket’s beach access roads. Most guests visiting at this price point will arrive with a vehicle or engage a regular driver. An 8-minute car journey is not a deterrent for this guest profile, and it is competitive with properties elsewhere in Layan that are marketed as beach-adjacent.

Phuket International Airport: 19 minutes by car. This is one of the strongest airport proximity figures for any villa in the Layan zone. Short transfers reduce arrival stress, and in guest reviews, transfer length is consistently cited as a factor affecting overall satisfaction. For owners visiting personally and frequently, a 19-minute drive to the airport changes how the property functions: it becomes genuinely usable for three to five day personal visits in a way that a 45-minute transfer does not support.

Boat Avenue: Under 8 minutes by car. Boat Avenue is Phuket’s most established lifestyle retail corridor for the north end of the island. It carries a curated concentration of restaurants, cafes, international food retailers, yoga studios, and wellness businesses. Access to Boat Avenue within 8 minutes is the primary quality-of-life advantage that north Phuket buyers consistently cite over alternatives further south or on the east coast.

Laguna resort cluster: Within 8 minutes by car. The Laguna estate includes hotel restaurants, a golf course, water sports facilities, spa services, and resort retail. Access to this cluster extends the practical range of what is available to villa owners and their guests without requiring a longer drive. For guests who combine beach time with resort dining and activities, proximity to Laguna is a meaningful differentiator.

Bang Tao and Surin beach strip: Under 15 minutes by car. The broader beach corridor from Bang Tao north to Surin offers a wide range of beach clubs, casual dining, and water sports operators. The variety available within a short drive is a selling point for guests who want to explore beyond a single beach location.

For a full analysis of how location affects pricing and yield across Phuket’s different sub-markets, the Phuket property market prices 2026 guide provides current data with area-by-area comparisons.

What Should You Know About Investment Case?

The Investment Case on The Residence Prime 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.

Price range: 24,893,230 to 25,666,530 THB for four-bedroom, 398 sqm units. At mid-2026 exchange rates, that converts to approximately 690,000 to 712,000 USD, or 630,000 to 650,000 EUR.

Payment plan: 30 / 15 / 15 / 15 / 15 / 10. The staged structure allows buyers to enter the project without deploying the full capital upfront. The 30% first payment on a 24.9M THB unit is approximately 7.47M THB, or around 207,000 USD. The remaining 70% is spread across five instalments tied to construction milestones, with a final 10% payment due at transfer. This schedule has practical consequences for cash flow planning. Off-plan buyers managing liquidity across multiple assets benefit from a structure that does not require full deployment in year one. The trade-off is that payments are spread across a construction timeline, which introduces execution risk that must be addressed through contract terms and developer verification.

Rental yield projection: Net yields of 7% to 9% represent the achievable range for comparable Layan villa products at this specification level. That range is based on actual managed villa performance in the area, not developer projections. It assumes occupancy of 65% to 75% during the high season months of November through April, and 40% to 50% occupancy during shoulder months. Professional management and consistent marketing across major booking platforms are requirements for hitting the upper end of that range.

Net yield figures in Phuket are routinely overstated in developer marketing. The adjustment from gross to net requires subtracting management fees, which run at 20% to 30% of gross revenue for the better operators in Layan, plus CAM and sinking fund contributions, insurance, routine maintenance, and the periodic capital costs of refresh and refurbishment. Combined, these deductions typically reduce the gross yield figure by 3 to 5 percentage points. For a complete model of how to calculate net yield on a Phuket villa, including the full list of deductions that developers omit from headline figures, the Phuket rental yield guide walks through the calculation with worked examples.

Capital appreciation context: Completed villas in Layan at comparable specification are currently priced on the secondary market at 28M to 34M THB for four-bedroom product. The Residence Prime’s off-plan entry at 24.9M THB therefore sits 12% to 36% below the current completed comparable range. That gap is not a guaranteed appreciation outcome. It is a historical context derived from comparable projects that completed in Layan between 2022 and 2024. Whether that gap closes, widens, or narrows depends on construction execution, market conditions at the time of completion, and the general performance of north Phuket property values over the build period.

Investment metric	Indicative figure
Entry price (4-bed)	24,893,230 to 25,666,530 THB
First payment (30%)	approx 7.47M THB
Completion stage	Q1 2026
Gross rental yield (comparable Layan)	9% to 12% of purchase price
Net rental yield (after fees and CAM)	7% to 9%
Secondary market comparable (completed Layan)	28M to 34M THB
Airport distance	19 min by car
Layan Beach distance	8 min by car

For buyers who want to compare off-plan investment mechanics across different Phuket projects before committing, the Phuket property market prices 2026 guide provides current pricing data by area.

What Should You Know About Foreign Ownership at The Residence Prime?

Foreign Ownership at The Residence Prime on The Residence Prime 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

Freehold quota: Thai condominium law allows foreigners to hold up to 49% of a condominium building’s total floor area in freehold. Villa developments operate under a different structure. Foreign buyers typically acquire freehold title to the building while the underlying land is held under a 30-year leasehold, a Thai company structure, or a combination of both. At The Residence Prime, buyers should confirm in writing which ownership structures are available for their specific unit before placing any reservation deposit.

Leasehold: A 30-year registered lease with one or two optional renewal periods is the most widely used structure for foreign villa buyers in Phuket. A registered leasehold has legal standing at the land office, which gives it practical security. The limitations are that a leasehold interest is harder to finance through international mortgage lenders and can be more complex to transfer during resale than a freehold title. That complexity does not make leasehold a poor choice. It requires buyers to understand the secondary market implications from the outset.

Thai company structure: Some buyers use a Thai limited company to hold freehold land title. This structure requires a minimum number of Thai shareholders and ongoing compliance obligations. In recent years, Thai authorities have increased scrutiny of company structures used primarily to circumvent foreign land ownership restrictions. Any buyer considering this route should obtain current independent legal advice before proceeding. The risk profile of this structure has shifted over the past three years.

Freehold via Board of Investment or FBT channels: In specific circumstances, foreign investors qualify for land freehold through Board of Investment or Foreign Business Tax channels. Eligibility is tied to investment thresholds and sector conditions. For a structured comparison of all available ownership options in Thailand, including current changes to the regulatory environment, the Phuket freehold vs leasehold guide covers the current landscape in detail.

The single most important action before reserving is to confirm the foreign quota status for the specific unit you are considering, in writing, from the developer’s juristic office. In a 62-villa development, foreign quota allocation for specific units may already be partially spoken for.

What Should You Know About Scenarios: Who Should Buy This Project?

Scenarios: Who Should Buy This Project for The Residence Prime 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

The yield investor: If your primary goal is rental income, the combination of location, amenities, and price point creates a viable yield case. Layan has an established short-term rental market with professional operators who have track records worth examining. The four-bedroom layout and pet-friendly policy expand the bookable guest pool. The coworking facility draws longer stays from the remote-work segment, which improves occupancy stability through shoulder months. A yield-focused buyer needs to verify the rental management operator’s actual performance data for comparable Layan units, not accept projected figures without underlying evidence.

The capital growth buyer: If your time horizon is five or more years and your primary goal is appreciation, the off-plan entry price relative to completed comparable inventory represents a sensible entry point. The land scarcity in Layan is structural and unlikely to resolve over that horizon. Capital growth is never a certainty, but the supply-side argument for Layan is more durable than in areas where significant new land parcels can still be released for development.

The lifestyle and rental hybrid: Many buyers in this price range use the property personally for four to eight weeks per year and rent it for the remainder. The Residence Prime’s scale, location, and amenities support this model well. The 19-minute airport transfer means the property is accessible for shorter personal visits. The managed rental infrastructure means the property continues earning during periods when owners are not in residence. The coworking facility is as useful to the owner who works remotely as it is to a rental guest.

Who should look elsewhere: Buyers requiring direct beachfront access will not find it here. The Residence Prime is an 8-minute drive from Layan Beach, not walking distance. Buyers seeking maximum yield from the lowest possible entry price will find more aggressive gross yield numbers in areas with lower land costs, though typically with weaker capital growth prospects and thinner rental demand. First-time off-plan buyers in Thailand without an existing lawyer relationship should treat the due diligence process guide as required reading before any reservation.

What Risks and Due Diligence Checklist Should Foreign Buyers Track?

Risks and Due Diligence Checklist for foreign buyers on The Residence Prime 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 layan files stress-test at 70 to 80% peak occupancy using 2024 to 2025 sister-unit data, not brochure ADR alone.

Risk area	What to verify before reserving
Construction timeline slip	Request written construction schedule with penalty clauses in the SPA for delays beyond agreed milestones
Foreign quota availability	Written confirmation from the juristic office that freehold quota is available for your specific unit
Developer track record	Request a list of completed projects; visit at least one in person to inspect build quality and communal areas
Fee structure	Written breakdown of CAM, sinking fund, management onboarding, and insurance for the full first year
Rental income claims	Actual occupancy and revenue data from comparable completed units managed by the same operator
Resale liquidity	Independent agent assessment of secondary market depth for four-bedroom Layan villas in the 25M to 30M THB range
SPA terms	Independent lawyer review before signing; check defect liability period, transfer conditions, force majeure scope
Foreign Exchange Transfer (FET)	Required for freehold registration; confirm that your bank can issue FET documentation in the required format

These risks are not specific to The Residence Prime. They apply to all off-plan villa purchases in Thailand. The question is whether the developer’s responses and the contract terms provide adequate protection across each category.

Ownership cost item	Typical range
Transfer fees	approx 6% to 7% of registered value, split between buyer and seller by contract
CAM and sinking fund	Developer-specific; request year-one all-in figure in writing
Rental management fee	20% to 30% of gross revenue for pooled programs in Layan
Recommended minimum hold period	3 to 5 years for an off-plan yield strategy

For a structured approach to the full due diligence process, including what documentation to request at each stage and how to evaluate developer responses, the buying property in Phuket guide covers the process from reservation through transfer. Before reserving, also review the broader Phuket projects catalogue to calibrate this project against current alternatives in the same price range.

Frequently Asked Questions

What is the starting price for a villa at The Residence Prime? +

The starting price is 24,893,230 THB for a four-bedroom villa with 398 sqm of living space and a private pool. The upper end of the current price range is 25,666,530 THB. At mid-2026 exchange rates, that converts to approximately 690,000 to 712,000 USD or 630,000 to 650,000 EUR.

Can foreigners buy a villa at The Residence Prime in freehold? +

Foreign buyers can typically acquire freehold title to the building structure, while the land is held via a registered 30-year leasehold or Thai company structure. Full freehold land title for foreigners is available in specific circumstances through Board of Investment or FBT channels. Buyers should confirm the exact ownership structures available for their chosen unit in writing from the developer's juristic office before paying any reservation deposit.

What rental yield can I expect from The Residence Prime? +

Based on comparable four-bedroom villa performance in Layan, net rental yields of 7% to 9% per year are achievable after management fees of 20% to 30% of gross revenue, plus annual CAM and maintenance costs. Achieving the upper end of that range requires consistent professional management, strong occupancy in the November to April high season, and effective listings on major booking platforms. Developer projections should always be verified against actual performance data from comparable managed units before being used in financial modelling.

How far is The Residence Prime from the airport and Layan Beach? +

Phuket International Airport is approximately 19 minutes by car, one of the shorter airport transfer times for any villa in the Layan zone. Layan Beach is 8 minutes by car or 56 minutes on foot. Boat Avenue, the main lifestyle retail and dining corridor for north Phuket, is under 8 minutes by car. The Laguna resort cluster with its hotel restaurants and golf course is within 8 minutes by car.

What is the payment plan structure at The Residence Prime? +

The payment plan follows a staged structure: 30% on reservation, followed by five further payments of 15%, 15%, 15%, 15%, and a final 10% at transfer. The first payment on a 24.9M THB unit is approximately 7.47M THB. Each subsequent instalment should be tied to a certified construction milestone in the SPA, not to calendar dates alone. Buyers should verify this structure in writing before signing.