Prices & districts
How much new developments cost in Phuket in 2026
Phuket costs more than Pattaya, but the choice is different too: resort complexes by Andaman Sea beaches, pool villas and quiet areas in the north of the island. We gathered prices from developer price lists and broke them down by area and unit type.
In short
- The median price per square metre in Phuket new developments is about ฿160,000, roughly a third above Pattaya.
- A one-bedroom unit usually costs ฿5–8M, a two-bedroom about ฿10M. Few studios are on sale.
- The most expensive square metre is near Layan, Surin and Karon beaches; the most affordable is in the north: Nai Yang and Thalang.
How we counted
The figures come from developer price lists in our database: new developments on sale and units a foreigner can buy. Most price lists date from September–November 2026. The median means half of the units are cheaper and half are more expensive: it is fairer than the average because penthouses do not pull it up.
The table below is recalculated from the database every hour, so its numbers may differ slightly from the text.
| District | Condos from | Median per m² | 1 bedroom, median | 2 bedrooms, median |
|---|---|---|---|---|
| Layan | ฿8.36M | ฿203,000 | ฿8.89M | ฿16M |
| Surin | ฿5.52M | ฿200,000 | ฿7.59M | ฿16M |
| Karon | ฿3.72M | ฿189,000 | ฿6.83M | ฿11M |
| Kata | ฿4.85M | ฿170,000 | ฿8.3M | ฿11M |
| Bang Tao | ฿3.15M | ฿161,000 | ฿6.53M | ฿11M |
| Rawai | ฿5.33M | ฿152,000 | ฿7.75M | ฿13M |
| Kamala | ฿4.14M | ฿148,000 | ฿5.94M | ฿10M |
| Nai Yang | ฿3.74M | ฿143,000 | ฿5.38M | ฿8.92M |
| Cherngtalay | ฿4.72M | ฿136,000 | ฿4.72M | ฿8.55M |
| Thalang | ฿3.52M | ฿108,000 | ฿3.58M | ฿6.38M |
New developments in our database, Foreign Quota units on sale. Recalculated hourly, data as of 3 November 2026. Rate: ฿1M ≈ $30K.
Why the price per square metre differs by area
In Phuket three things set the price: a beach nearby, a sea view and the level of the complex.
- Layan and Surin. Small west-coast beaches next to upscale resorts. Few new developments and the highest price per square metre on the island, about ฿200,000.
- Karon and Kata. Long beaches and a relaxed resort life south of Patong. About ฿170,000–190,000 per square metre.
- Bang Tao. The widest choice of new developments, with Laguna's golf and restaurants nearby. The median is about ฿160,000, with a wide range from studios to villas.
- Kamala and Rawai. Kamala sits between Patong and Surin; Rawai is in the south, where many people live year-round. About ฿150,000 per square metre.
- Nai Yang and Thalang. The north of the island. Nai Yang is 5 minutes from the airport, with a quiet beach in a national park; Thalang is further from the sea, with housing estates. The most affordable entry: about ฿110,000–145,000 per square metre.
Units by type
| Type | Usual size | Price in new developments |
|---|---|---|
| Studio | 25–30 m² | from ฿3.7M, few on sale |
| 1 bedroom | 35–50 m² | usually ฿5–8M, from ฿3.2M |
| 2 bedrooms | 55–80 m² | about ฿10M, from ฿6M |
| 3 bedrooms and penthouses | from 100 m² | from ฿12M, more often ฿18–25M |
Prices from price lists as of early November 2026, new developments only. In Phuket developers mostly build one-bedroom units: there are almost no studios in the price lists, and the smallest one-bedrooms start at 28–30 m².
Villas and houses
Completed two- and three-bedroom houses in gated estates in the north and centre of the island start at about ฿5.5M. Pool villas in Bang Tao, Thalang and Koh Kaew usually cost ฿20–40M, some projects more. A foreigner takes the land on a long lease and can own the house: see Buying a villa in Phuket as a foreigner.
Freehold and leasehold
Many Phuket developers list the price for a 30-year lease with renewal (leasehold), and full ownership (freehold) comes with a surcharge. It varies by developer: from ฿300,000 per unit to about 10% of the price. When comparing two projects, check which price the list shows. The difference between the two forms is explained in Freehold or leasehold.
What to add to the price
On top of the unit price you almost always pay:
- Maintenance fee. In Phuket new developments usually ฿45–85 per m² a month, often a year in advance at handover.
- Sinking fund. Once, usually ฿550–800 per m².
- Land Office registration fee. 2% of the appraised value; in new developments it is often split with the developer.
Example for a 40 m² one-bedroom at ฿6,000,000 (illustrative rates, each project has its own):
- Unit price
- ฿6,000,000
- Half of the registration fee, 1% (if the appraisal equals the price)
- ≈ ฿60,000
- Sinking fund, 40 m² × ฿700
- ฿28,000
- Maintenance for a year, 40 m² × ฿60 × 12
- ฿28,800
- Total at handover
- ≈ ฿6,116,800
More on fees in Taxes and fees when buying a condo in Thailand.
Phuket or Pattaya on price
For the same money Pattaya usually gets you a bigger unit or one closer to the sea: the median there is about ฿115,000–120,000 per square metre, and a new one-bedroom is about ฿4M. People choose Phuket for other things: Andaman Sea beaches, nature and the resort feel. Compare the two cities on lifestyle, climate and rentals in Pattaya or Phuket.
Payment plans during construction
Almost all Phuket new developments are sold with a developer payment plan: a booking fee, about 25 – 35% on contract, then payments by construction stage and the balance at handover. You do not need the full amount at once. We show each project's terms on its page in the Phuket catalogue. How buying off-plan works: Phuket new developments: buying off-plan.
We will find a condo or villa in Phuket for your budget and goal, and show it in person or by video call.
FAQ
How much does a condo in Phuket cost in 2026?
In new developments a one-bedroom usually costs ฿5–8M and a two-bedroom about ฿10M. The median price per square metre is about ฿160,000.
Where is the cheapest square metre in Phuket?
In the north of the island: about ฿110,000–145,000 in Nai Yang and Thalang. The most expensive is near Layan, Surin and Karon beaches, about ฿190,000–200,000.
Why does one project have two prices, leasehold and freehold?
Many developers list the price for a 30-year lease with renewal, and full ownership comes with a surcharge: from ฿300,000 per unit to about 10% of the price.
How much is the maintenance fee in Phuket?
Usually ฿45–85 per m² a month, plus a one-off sinking fund of ฿550–800 per m².
Sources
- Каталог новостроек Пхукета Avalon: цены по прайсам застройщиков, обновляются каждый час
- Land Department: fees for registering property transactions
This article is for general information and is not legal or tax advice. Laws, fees and project terms change: before a deal we check the current conditions for the specific property.
