Banyan Group · Bang Tao · Branded villas, registered leasehold · Appointed sales agency
Banyan Tree Beach Residences Aegir
Banyan Tree Beach Residences Aegir is a row of ten four-bedroom pool villas by Banyan Group at the northern end of Laguna Phuket, facing Bang Tao Beach across the beach road: 793 square metres over two floors on 480-square-metre plots, the house sold freehold and the land on a 30-year lease to foreign buyers, with one villa left on the developer's term sheet of 16 October 2026, at THB 265 million.
Embark Estate is an appointed sales agency for Banyan Tree Beach Residences Aegir. →
Other names this project has carried
Aegir was marketed earlier as the Oceanfront Villas of Banyan Tree Grand Residences, and its contracts still carry that name. It faces Bang Tao Beach across a public road; Banyan Tree Beach Residences Sirena is the condominium directly behind it.
The current price list
Prices, plans and what is open, within four hours.
At the northern end of Laguna Phuket's beachfront, facing Bang Tao Beach across a public road and a coconut grove, on the developer's site plan and its own view-from-room photographs.
Read on
Not an absolute beachfront address.
Where it is in its life
Under development
Selling
Completing
Resale only
Selling · the last villa: villa 6 of 10 on the developer's term sheet of 16 October 2026, the other nine reserved
What we have checkedThis building does not exist yet, so there is nothing to inspect. What we publish comes from the developer's own published material. Last checked 23 October 2026.
Hear first when Banyan Tree Beach Residences Aegir changes.
One email when Banyan Group releases new homes here or changes a price. Nothing else.
How you pay
Two ways to pay, from the developer's term sheet.
From Banyan Group's term sheets of 16 October 2026. The price includes the fixtures and equipment; loose furniture is extra. Terms change; we confirm them in writing for the home you choose.
Pay as it is built
At contract
20%
25% built
20%
50% built
20%
75% built
20%
At completion
20%
Half after completion
At contract
20%
25% built
10%
50% built
10%
75% built
10%
After completion
50%
The 50% after completion is paid over 1 year, 3 years or 5 years in quarterly instalments, with interest on the balance at the developer's rates, which we send with the term sheet.
For villa 6, at THB 265 million, the term sheet's reservation fee is THB 1 million; the reservation form still prints THB 100,000, and the term sheet governs. The fee is lost if the agreements are not signed within 30 days of the date the developer sets.
To hold a home
A reservation fee, set by the price of the home.
Under ฿30M
฿100,000
฿30M to ฿50M
฿300,000
฿50M to ฿100M
฿500,000
฿100M and above
฿1,000,000
Included in the price
Fitted: the fixtures and the equipment; loose furniture is sold separately
Membership of The Sanctuary Club: privileges and discounts at the group's resorts, hotels, spas, galleries and golf
Regular membership of Laguna Phuket Golf Club (terms apply)
The term sheet names The Sanctuary Club and a regular membership of Laguna Phuket Golf Club; the developer's golf side letter adds that the owner pays the club's activation and other fees, and that the membership passes only with a resale.
How to buy at Laguna Phuket → Freehold or lease, the four kinds of Banyan home, the costs and the contract terms, with every project's dated price range.
The film
A few seconds of the bay below.
Shots from the developer's film of October 2025: the row from the air, then a pool deck to the sea. Computer-generated; silent. The full film plays from the developer's own channel, in English, Russian or Chinese.
360-degree tours
Walk the rooms before you fly.
The developer's own tours. Each opens on the developer's site in a new tab; nothing loads until you ask for it.
Developer's drawing. The upper floor: living, dining, kitchen, maid's room, pool and jet pool. The developer's drawing, January 2025.
Four-bedroom pool villa, 793 sqm · Upper floor
Units 1 of 10 available on the term sheet of 16 Oct 2026: villa 6 · 4 bd · 4 baths
One plan for all ten villas: 430 sqm inside and 363 sqm of decks, pool and gardens on a 480 sqm plot. Villa 6, near the middle of the row, at THB 265 million, fitted.
Inside a villa, from the developer's schedule of finishes.
From Banyan Group's schedule of finishes of 21 April 2025. The price is fitted: the developer's furniture package is sold separately, at a price the pack does not state. No brand is named for any fitting; every item reads "or equivalent".
Kitchens
A show kitchen with an induction hob, microwave and wine fridge; a hot kitchen with a gas hob, oven and dishwasher
Bathrooms
Rain showers, smart toilets, a freestanding bathtub in the main bathroom
Floors
Homogeneous tile on the upper floor; compound solid flooring below
Pool
Natural stone tile; a jet pool in terrazzo
Cooling
Cassette and ceiling-concealed air conditioning; timber-blade ceiling fans
Hot water
A heat pump with a storage tank
Pets
Allowed under the estate rules
In the price
Fixtures and equipment; loose furniture sold separately
Render. The upper living room: a skylight over the spiral stair. A render.
01The facts
The facts
Bang Tao, measured out.
Bang Tao BeachAcross the public road (developer's site plan)
Banyan Tree PhuketAdjacent, to the south (term sheet)
Boat Avenue and Porto de Phuket"Close proximity"; no distance given (briefing)
Phuket International AirportAbout 25 minutes by car (Laguna Phuket map, Feb 2026)
Phuket TownAbout 30 minutes (estate map)
Villas
10 in one row, all four-bedroom
Available
Villa 6 only, on the term sheet of 16 Oct 2026; the other nine reserved
Price
฿265M, fitted (Banyan Group term sheet, 16 Oct 2026)
Villa
793 sqm on two floors: 430 inside, 363 decks, pool and gardens
Plot
480 sqm
Rooms
4 bedrooms each with a bathroom, 2 living areas, a multipurpose room, a maid's room
Outdoors
A private pool and a jet pool on the upper floor; garden courts below
Ownership
House freehold; land on a 30-year registered lease for foreign buyers, with written renewal options
Payment
20% at contract, the rest by construction stage; or half after completion over 1, 3 or 5 years
In the price
Fixtures and equipment; loose furniture sold separately
Common fee
THB 1,400 per sq wah of land a year, estimate (developer's briefing, 2022)
Sinking fund
THB 100 per sq wah of land a year, estimate (developer's briefing, 2022)
Developer target
No completion date stated; 18 months from a notified start (villa contract); a show villa on plot 4 toured Dec 2025
Memberships
The Sanctuary Club and a Laguna Phuket Golf Club membership (term sheet)
Seller
Laguna Grande Limited, Banyan Group
Estate
Laguna Phuket, the northern end of the beachfront
The lease, and what renewal actually means.
Registered leasehold
A registered lease rather than ownership of the land. The term and the exact renewal wording decide what you actually hold.
What is registered, and what is promised
Registered nowA right at the Land Department
Promised after thatA contractual clause we have read
These do not add up to a single term. Only the left block is a right registered today; what follows depends on the wording of the clause and on who stands behind it when the time comes.
Term. The house is sold freehold; for a foreign buyer the land is leased, registered with the authorities for 30 years. A Thai buyer may buy the land outright once it is subdivided, the developer's term sheet says.
Renewal. The developer's standard land lease says the lessor "irrevocably and unconditionally represents and warrants" that the lessee has "an absolute right" to renew three times, 30 years each, and further renewals on request; the lessee pays each renewal's taxes and fees. If Thai law prevents a renewal, the lessor repays three quarters, half or a quarter of the rent and purchase price. A renewal is a promise in a contract with the lessor, not a right registered in advance.
Is renewal contractual or marketing? Established as a contractual right in the documentation we have read.
What to establish before committing
From the developer's standard land lease and villa sale agreement (templates of December 2022). The buyer pays the transfer and registration fees and taxes, except the seller's specific business tax and withholding tax; percentages are not stated. Warranty: one year on the structure. If the villa is late beyond 18 months from the notified start, the seller pays 0.5 per cent of the price a month, and the buyer may cancel with a full refund a year after that. After transfer, an uncured breach of the agreements lets the seller demand the property back for 5 per cent of the price. A resale before transfer needs the developer's consent and a fee of THB 75,000. General information, not legal advice.
General information, not legal or tax advice. Any lease should be read by independent Thai counsel before signing.
Prices, availability, construction progress and ownership wording all move; we refresh them before any reservation and would rather show you the date than let a stale fact look current.
02The project
The project
What Banyan Tree Beach Residences Aegir actually is.
Aegir is a single row of ten villas at the northern end of Laguna Phuket's beachfront, on Bang Tao, with Banyan Tree Phuket to the south and Layan to the north. On the developer's site plan of March 2023 a public road runs between the row and the beach, and its own view-from-room photographs show that road, a coconut grove and the trees beyond; we say so because the brochure speaks of a front-row view of the sea. Banyan Tree Beach Residences Sirena, a condominium, stands directly behind.
Every villa is the same four-bedroom plan, 793 square metres on two floors on a plot of 480 square metres: 430 square metres inside and 363 of decks, pool and gardens. The upper floor is the entry level, with parking, the living and dining room, the kitchen, a maid's room, the private pool, a separate jet pool and the decks; the four bedrooms, each with its own bathroom, a second living area and a multipurpose room are on the lower floor, opening to garden courts.
Read on · three more paragraphsClose
Every villa is the same four-bedroom plan, 793 square metres on two floors on a plot of 480 square metres: 430 square metres inside and 363 of decks, pool and gardens. The upper floor is the entry level, with parking, the living and dining room, the kitchen, a maid's room, the private pool, a separate jet pool and the decks; the four bedrooms, each with its own bathroom, a second living area and a multipurpose room are on the lower floor, opening to garden courts.
On the term sheet of 16 October 2026, nine of the ten villas were reserved and one remained: villa 6, near the middle of the row, at THB 265 million, fitted, with loose furniture sold separately. The developer's 3D tour of a show villa on plot 4 is dated December 2025; no document gives a completion date for villa 6, and the villa contract allows 18 months from a start date notified in writing.
A foreign buyer owns the house and holds the land on a lease registered for 30 years. The developer's standard lease gives the lessee an absolute right to renew three times, 30 years each, and further renewals on request; a Thai buyer may buy the land outright once it is subdivided. Lets of under six months go only through the developer's rental programme.
The developer
Who is building it, and the rules that come with it.
Read the full record
The seller and lessor in the developer's standard contracts is Laguna Grande Limited, of Banyan Group, which has developed and run Laguna Phuket for more than 35 years. The contracts were drawn for the project under its earlier name, the Oceanfront Villas of Banyan Tree Grand Residences.
Lets of under six months go only through the developer's rental programme; longer lets may be arranged directly, with notice to the estate manager. The rules bar resale and rental signs, and keep outside agents out of a villa without the developer's written approval. Pets are allowed.
A buyer who wants a large two-floor house with its own pool on Laguna's beach side, with Banyan Tree Phuket next door, and who is ready to decide on the one villa left.Read more
What it compromises
There is one villa left, and the beach is across a public road, not at the gate. The land is leased to a foreign buyer. The contracts give the developer wide powers: a 5 per cent buy-back after an uncured breach, outside agents only with approval, and short lets only through its programme. The structural warranty is one year.Read more
What we would ask first
Villa 6's construction state and handover date. The land lease and the villa sale agreement, read by independent Thai counsel. The current common fee. The furniture package's price. The golf club's activation fee.Read more
This is Embark’s opinion, not a sourced fact, and it is labelled that way deliberately.
The viewing
What a visit here actually looks like.
1We arrange the visit with Banyan Group's sales team, by appointment: the show villa on plot 4, the finishes, and villa 6 itself as far as the developer can open it.Read more
Render2Then the beach road and the beach across it, so you see the outlook from both floors for yourself, and the walk south to Banyan Tree Phuket.Read more
3Not in Phuket? Start with the developer's 3D tour of the show villa, its interior tour and its aerial tour on this page, then a live video walk with us. We go through the villa sale agreement and the land lease with you before anything is signed, and register you with the developer as our client.Read more
04Common questions
Common questions
Banyan Tree Beach Residences Aegir, answered plainly.
How much is a villa at Banyan Tree Beach Residences Aegir?
On Banyan Group's term sheet of 16 October 2026 one villa of the ten was available: villa 6, four bedrooms, 793 square metres on a 480-square-metre plot, at THB 265 million, fitted, with loose furniture sold separately. The other nine were reserved. We confirm the current sheet before any reservation.
Is Aegir on the beach?
It faces Bang Tao Beach across a public road. The developer's site plan of March 2023 draws the road between the villas and the beach, and its own view-from-room photographs show the road and a coconut grove beyond it. The brochure speaks of a front-row view of the sea; we look at the outlook from both floors of villa 6 with you on site.
Can a foreigner own a villa at Aegir?
A foreign buyer owns the house outright and holds the land on a lease registered for 30 years. The developer's standard lease gives the lessee an absolute right to renew three times, 30 years each, and further renewals on request, with part of the price repaid if the law blocks a renewal. A Thai buyer may buy the land once it is subdivided. A renewal stays a promise in a contract, so have independent Thai counsel read it. General information, not legal advice.
What is the payment plan for an Aegir villa?
Two plans, on the term sheet of 16 October 2026: 20 per cent at contract and 20 per cent at each of four construction stages; or 20 per cent at contract, 10 per cent at three stages and half after completion over one, three or five years, quarterly, with interest at the developer's rates, which we send with the sheet. The reservation fee for villa 6 is THB 1 million.
Is Aegir finished?
Not all of it, as far as the papers say. The developer's 3D tour of a show villa on plot 4 is dated December 2025, and its brochure carries a photograph of a finished pool deck; no document gives a completion date for villa 6. The villa contract allows 18 months from a start date notified in writing, with a penalty of 0.5 per cent of the price a month after that. We confirm villa 6's state in writing.
What does an Aegir villa cost to run?
The developer's briefing of 2022 estimated the estate's common fee at THB 1,400 per square wah of land a year and a special fund at THB 100, billed quarterly and subject to change; for a 480-square-metre plot, about 120 square wah, that is roughly THB 168,000 and THB 12,000 a year. A reserve fund is paid at handover. Water and electricity are metered.
Can I let the villa?
Yes, within the rules. Any let of under six months goes only through the developer's rental programme; a longer let may be arranged directly, with notice to the estate manager. We publish no rental figure.
What is the layout of an Aegir villa?
Two floors. The upper floor is the entry level: parking, the living and dining room, the kitchens, a maid's room, the private pool, a jet pool and the decks. Below are four bedrooms each with its own bathroom, a second living area and a multipurpose room, opening to garden courts. 430 square metres inside, 793 in all.
Is Aegir the same as the Oceanfront Villas?
Yes. Banyan Group marketed it earlier as the Oceanfront Villas of Banyan Tree Grand Residences, and its standard contracts still carry that name. Banyan Tree Beach Residences Sirena, the condominium directly behind it, is a separate project.
How do I contact Embark Estate about Banyan Tree Beach Residences Aegir?
Ask Embark Estate about Banyan Tree Beach Residences Aegir: WhatsApp +66 64 773 5098, LINE @embarkestate or contact@embarkestate.com. We reply within four hours, 9:00 to 19:00 Bangkok time, Monday to Saturday.
Facts on this page are current as of October 2026 and are drawn from Embark’s own market briefing and the developer’s published materials. Where a fact reads as being confirmed, we are verifying it with the developer before stating it.
Enquire
Speak to Embark.
Considering Banyan Tree Beach Residences Aegir?
Our team replies within four hours, 9:00 to 19:00 Bangkok time, Monday to Saturday.
Embark Estate is an appointed sales agency for this project, appointed by Banyan Group. We can put the developer's own current availability and pricing in front of you rather than a portal's.
In practice that means we work from the developer’s own price list and unit schedule rather than from what has reached a portal. It does not change what we will tell you: an appointment is not a reason to recommend a building, and we will still say when this one does not suit the brief. Our Bangkok appointments are stated on the Bangkok branded-residences register. The developer publishes its own channel for this project at www.banyangroupresidences.com.
We publish no yield or capital-growth figure for this project. The one market range we quote is island-wide and before costs: on Phuket, condominiums typically 5 to 8 per cent a year, villas 10 to 15 per cent (Knight Frank Thailand, Phuket Villa & Condominium, 2024 year-end, published February 2025). It is not this project’s figure, and a single building can do better or worse. Where an operator publishes audited numbers for a specific building we quote them with their date, because a guaranteed return is usually a price concession wearing a yield’s clothing.
More to consider
What else to weigh
Before deciding, look at these too.
A shortlist of one is not a shortlist. These are the closest genuine alternatives to Banyan Tree Beach Residences Aegir on our register, set beside it on the six things that decide one.
฿265M
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