Three-bedroom penthouse 342

A three-bedroom penthouse on the fourth floor and the roof: three bedrooms, three and a half bathrooms, a multipurpose room, the living and dining room and two kitchens below, and above, a roof of its own with a pool and spa, a dining deck and an outdoor kitchen.

From the roof the sea shows over the Aegir villas and the trees, in the developer's own photographs. One caution: the developer's supplemental agreement does not guarantee that a rooftop pool is registered as private property, and leaves the price formula for that case blank.

Running costs, from the developer's briefing of February 2025 and subject to change: a common fee estimated at THB 50 per square metre a month and a special fund at THB 100 per square metre a year, billed quarterly; the sinking fund paid at transfer is non-refundable. Membership of The Sanctuary Club and a regular membership of Laguna Phuket Golf Club come with the home, the club's activation fee paid by the owner.

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 ฿154.5M, on Banyan Group's term sheet, August 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 500,000 for a home under THB 100 million and THB 1 million above, lost if the agreements are not signed within 30 days of the date the developer sets.

On the freehold route the seller pays the income tax, specific business tax and stamp duty, and the transfer fee is shared equally, in the developer's sale agreement template. Running costs, from the developer's briefing of February 2025 and subject to change: a common fee estimated at THB 50 per square metre a month and a special fund at THB 100 per square metre a year, billed quarterly; the sinking fund paid at transfer is non-refundable.

The structure is under warranty for five years and other parts for two, from the condominium's registration. The sale agreement template promises transfer by 31 December 2028, with remedies if it is late; ask for the current Sirena agreement.

Banyan Tree Beach Residences Sirena is a condominium of forty three-bedroom homes in five four-floor buildings by Banyan Group at the northern end of Laguna Phuket, behind the Aegir villas and a public road from Bang Tao Beach, every home with its own pool.

The developer's term sheet of 28 August 2026 prices seven, from THB 83.8 million; four are freehold. It is off-plan.