Three-bedroom duplex penthouse 102

A three-bedroom duplex penthouse on the third and fourth floors of a building of two homes, with the roof to itself: the three bedrooms below, each with its own bathroom; the living and dining floor above, with a kitchen, a study and a home gym; and on the roof a private pool, sun loungers, an outdoor shower, a barbecue and an outdoor dining table. A lift opens to the foyer.

On the developer's term sheet of 19 September 2026 the two penthouses are freehold, fitted, with loose furniture sold separately. It is off-plan: the developer's information pack gives a construction start in 2028, to be determined, and completion in 2030, to be confirmed, once the approvals are obtained.

Running costs, from the developer's information pack of September 2026: a common fee of THB 100 per square metre a month and a sinking fund of THB 100 per square metre a year; its own example, a 400-square-metre home, comes to about THB 480,000 and THB 40,000 a year. Membership of The Sanctuary Club and a regular membership of Laguna Phuket Golf Club come with the home.

Stated as freehold by the developer. Establish that the specific unit sits inside the building's 49 per cent foreign quota before agreeing a price.

The price is ฿145.6M, on Banyan Group's term sheet, September 2026, fitted. Two ways to pay, on the term sheet: 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 on the balance at the developer's rates, which we send with the sheet. The reservation fee is THB 1 million, lost if the agreements are not signed within 30 days of the date the developer sets.

On the freehold route the developer's FAQ lists a transfer fee of 2 per cent of the appraised price, withholding tax of 1 per cent and specific business tax of 3.3 per cent, without saying who pays which; we ask. Running costs, from the developer's information pack of September 2026: a common fee of THB 100 per square metre a month and a sinking fund of THB 100 per square metre a year; its own example, a 400-square-metre home, comes to about THB 480,000 and THB 40,000 a year.

The structure is under a five-year warranty and other parts two years, in the developer's FAQ. No sale agreement is in the pack yet; have it read by independent Thai counsel before you sign.

Banyan Tree Beach Residences Nerea is a condominium of six three-bedroom duplexes in three low buildings by Banyan Group, by the main entrance of Laguna Phuket, beside the Yara villas, with the Nammu townhomes and a public road between it and Bang Tao Beach.

The developer's term sheet of 19 September 2026 prices four of the six, from THB 100.7 million; the two penthouses are freehold. Construction is planned from 2028.