Banyan Group · Laguna · Branded villas, registered leasehold · Appointed sales agency
Banyan Tree Lake Residences Yara
Banyan Tree Lake Residences Yara is a row of twelve single-storey pool villas of 414 to 938 square metres by Banyan Group on the Banyan Tree Lagoon at Laguna Phuket, beside the Banyan Tree Phuket resort: five three-bedroom villas run by the hotel and seven four and five-bedroom private villas, with one left on the developer's term sheets of 23 July 2026, villa 1, at THB 96.8 million furnished.
Embark Estate is an appointed sales agency for Banyan Tree Lake Residences Yara. →
Other names this project has carried
One project under four names: Banyan Tree Lake Residences Yara, Yara Residences at Banyan Tree Phuket, Banyan Tree Lagoon Pool Villas, and the Lagoon Pool Villas of Banyan Tree Grand Residences, the name its standard contracts still carry. Banyan Tree Grand Residences has a page of its own. Yara is not part of Laguna Lakelands, and it is not on the beach: Aegir and Mazu are the Beach Residences villas.
The current price list
Prices, plans and what is open, within four hours.
On the Banyan Tree Lagoon beside the Banyan Tree Phuket resort, inside Laguna Phuket.
Read on
The developer says the beach is "just moments away" and gives no distance. Not a beach address.
Where it is in its life
Under development
Selling
Completing
Resale only
Selling · the last villa: villa 1 of 12 on the developer's term sheets of 23 July 2026, the other eleven 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 Lake Residences Yara 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 23 July 2026. The price includes the furniture. 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 1, at THB 96.8 million, the term sheet's reservation fee is THB 500,000; the reservation form of December 2025 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
Furnished: the fixtures, the equipment and the loose furniture
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 developer's golf side letters give a regular membership of Laguna Phuket Golf Club and a Sanctuary Club card; the four and five-bedroom villas add three years of the Banyan Tree Private Collection. The owner pays the clubs' activation and other fees, and the memberships pass 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
The developer's film, in your language.
Banyan Group's film of Yara, October 2025, computer-generated, in the developer's English, Russian and Chinese versions; this page plays the one in your language, from YouTube, on a click.
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 three-bedroom villa, villas 1 to 5: 414 sqm, one floor. The developer's drawing, February 2025.
Three-bedroom pool villa, run by the hotel, 414 sqm · Three-bedroom
Units 1 of 5 available on the term sheet of 23 Jul 2026: villa 1 · 3 bd · 4 baths
Villas 1 to 5, one level: 248 sqm inside and 166 sqm of terrace and pool on 562 to 564 sqm of land. A hotel residence: the owner joins the hotel's operation and the hotel's furniture package is in the price. Villa 1, at the end of the row, at THB 96.8 million furnished.
Inside a villa, from the developer's schedules of finishes.
From Banyan Group's schedules of finishes of 4 February 2025, one for each plan. No brand is named for any fitting; every item reads "or equivalent".
Floors
Homogeneous tile; compound timber in the bedrooms
Kitchen
Solid-surface counters, a hob and extractor hood; a barbecue grill outside
Bathrooms
Washlet toilets in the three and four-bedroom villas; stone counters in the five-bedroom
Cooling
Concealed split air conditioning
Hot water
A heat pump or storage heater
Pool
Natural stone tile on the walls; slip-rated deck tiles
Pets
Allowed under the estate rules; the hotel villas not stated
In the price
Villas 1 to 5 furnished; villas 6 to 12 fitted
Render. The five-bedroom villa's living room, the kitchen behind. A render.
01The facts
The facts
Laguna, measured out.
Banyan Tree PhuketAdjacent (term sheet); beyond villa 12 on the site plan
Bang Tao Beach"Just moments away"; no distance given (developer)
Phuket International AirportAbout 25 minutes by car (Laguna Phuket map, Feb 2026)
Phuket TownAbout 30 minutes (estate map)
Villas
12 on one level: 5 three-bedroom, 3 four-bedroom, 4 five-bedroom
Available
Villa 1 only, on the term sheets of 23 Jul 2026; the other eleven reserved
Price
฿96.8M furnished, villa 1 (Banyan Group term sheet, 23 Jul 2026)
Three-bedroom
414 sqm: 248 inside, 166 terrace and pool; land 562 to 564 sqm
Four-bedroom
604 sqm: 350 inside, 254 outside; land 1,018 to 1,140 sqm
Five-bedroom
938 sqm: 455 inside, 483 outside; land 1,266 to 1,454 sqm; optional 97 sqm basement
Run by
Villas 1 to 5: the hotel, Banyan Tree Phuket; villas 6 to 12: private
Ownership
House freehold; land on a 30-year registered lease, 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
Villas 1 to 5 furnished; villas 6 to 12 fitted, loose furniture extra
Common fee
THB 1,400 per sq wah of land a year, estimate (developer's briefing, Feb 2025)
Sinking fund
THB 100 per sq wah of land a year, estimate (developer's briefing, Feb 2025)
Developer target
No completion date stated; 18 months from a notified start (villa contract)
Memberships
The Sanctuary Club and a Laguna Phuket Golf Club membership (golf side letters)
Seller
Laguna Banyan Tree Limited; land lessor Laguna Grande Limited, Banyan Group
Estate
Laguna Phuket, beside Banyan Tree Phuket
Awards
Asia Pacific Property Awards 2025-2026, Thailand: lakefront residential property; residential villa development, 10 to 19 units (Banyan Group awards sheet, 27 Jan 2026)
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 and the land is leased, registered with the authorities for 30 years. The three-bedroom term sheet says a Thai buyer may buy the land outright once it is subdivided; the developer's FAQ of 2023 says the hotel villas' land is leasehold only. Ask which applies in writing.
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 one of the first three renewals, 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, dated 28 March 2024 under the earlier name. The buyer pays the transfer and registration fees and taxes, except the seller's specific business tax and withholding tax. 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. After transfer, an uncured breach 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 Lake Residences Yara actually is.
Yara is a row of twelve villas along the Banyan Tree Lagoon, next to the Banyan Tree Phuket resort, inside Laguna Phuket on the Bang Tao shore. On the developer's site plan of February 2025, villas 1 to 5 run along the lagoon's western edge and villas 6 to 12 along its southern edge, ending at the resort; across the private road from villas 1 to 5 the plan marks a future development. The developer gives no distance to the beach, only "just moments away".
There are three plans, all on one level. The three-bedroom villa is 414 square metres, 248 inside and 166 of terrace and pool, on about 560 square metres of land. The four-bedroom is 604 square metres on 1,018 to 1,140, and the five-bedroom 938 on 1,266 to 1,454, with two internal gardens, a maid's room and an optional 97-square-metre basement with a movie room and a gym. Every villa has its own pool and jacuzzi.
Read on · three more paragraphsClose
There are three plans, all on one level. The three-bedroom villa is 414 square metres, 248 inside and 166 of terrace and pool, on about 560 square metres of land. The four-bedroom is 604 square metres on 1,018 to 1,140, and the five-bedroom 938 on 1,266 to 1,454, with two internal gardens, a maid's room and an optional 97-square-metre basement with a movie room and a gym. Every villa has its own pool and jacuzzi.
The size decides how a villa is run. Villas 1 to 5, the three-bedrooms, are hotel residences: the owner signs into the hotel's operation, any letting goes only through the hotel, and the price includes the hotel's furniture package. Villas 6 to 12 are private residences, sold fitted, with loose furniture extra.
On the term sheets of 23 July 2026, eleven villas were reserved and one remained: villa 1, the three-bedroom at the end of the row, at THB 96.8 million furnished. No document in the pack gives a completion date or shows a finished villa: every picture is a render, the brochure says Yara "is being developed", and the villa contract allows 18 months from a start date notified in writing.
The developer
Who is building it, and the rules that come with it.
Read the full record
The seller in the developer's standard contracts is Laguna Banyan Tree Limited and the land lessor Laguna Grande Limited, both of Banyan Group, which has developed and run Laguna Phuket for more than 35 years. The contracts were drawn under the project's earlier name, the Lagoon Pool Villas of Banyan Tree Grand Residences.
Villas 1 to 5 sit in the hotel's operation: the owner signs the hotel's agreements, all letting goes through the hotel, and its services are compulsory. In villas 6 to 12, lets of six months or less go only through the developer's rental programme; longer lets may be arranged directly, with notice to the estate manager. The lease keeps outside agents out of a villa without the developer's written approval.
A buyer who wants a single-storey house with its own pool on the water, beside the Banyan Tree Phuket resort, and who wants the hotel to run it: villa 1 comes furnished and inside the hotel's operation.Read more
What it compromises
There is one villa left, and it is a hotel residence: letting goes only through the hotel and its services are compulsory. The lagoon, not the beach. No completion date. The land is leased to a foreign buyer, and the contracts give the developer wide powers: a 5 per cent buy-back after an uncured breach, outside agents only with approval. A future development is planned across the road from villa 1.Read more
What we would ask first
Villa 1's construction state and handover date. The owner's use entitlement under the hotel's operation, and the hotel's agreements. The land lease and villa sale agreement, read by independent Thai counsel. Which reservation fee applies. What is planned across the road. 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 plot of villa 1 at the end of the row, the lagoon it faces and the future development across the road, then the walk to Banyan Tree Phuket, whose hotel would run the villa.Read more
Render2Not in Phuket? Start with the developer's aerial tour and its interior tours of the three and four-bedroom villas on this page, then a live video walk with us. We go through the villa sale agreement, the land lease and the hotel's agreements with you before anything is signed, and register you with the developer as our client.Read more
04Common questions
Common questions
Banyan Tree Lake Residences Yara, answered plainly.
How much is a villa at Banyan Tree Lake Residences Yara?
On Banyan Group's term sheets of 23 July 2026 one villa of the twelve was available: villa 1, three bedrooms, 414 square metres on 562 square metres of land, at THB 96.8 million furnished. The other eleven were reserved. We confirm the current sheet before any reservation.
Is villa 1 run by the hotel?
Yes. Villas 1 to 5 are hotel residences: the owner signs into the operation of Banyan Tree Phuket, any letting goes only through the hotel, its services are compulsory, and the hotel's furniture package is in the price. How many weeks a year the owner may use the villa is not stated in the pack; we ask for it in writing. We publish no rental figure.
Can a foreigner own a villa at Yara?
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 one of the first three. A renewal stays a promise in a contract, so have independent Thai counsel read it. General information, not legal advice.
Is Yara on the beach?
No. The villas face the Banyan Tree Lagoon, next to the Banyan Tree Phuket resort. The developer says the beach is "just moments away" and gives no distance; we walk it with you on the visit.
Is Yara finished?
No document in the developer's pack gives a completion date or shows a finished villa: every picture is a render, and the 2026 brochure says Yara "is being developed". 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 1's state in writing before you reserve.
What is the payment plan for a Yara villa?
Two plans, on the term sheets of 23 July 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 1 is THB 500,000.
What does a Yara villa cost to run?
The developer's briefing of February 2025 estimates 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 560-square-metre plot it gives about THB 196,000 a year. Water and electricity are metered, and a reserve fund is paid at handover.
How big are the villas at Yara?
Three plans, on one level. The three-bedroom is 414 square metres, 248 inside; the four-bedroom 604, 350 inside; the five-bedroom 938, 455 inside, with two internal gardens and an optional 97-square-metre basement. The land runs from about 560 square metres for a three-bedroom to 1,454 for the largest five-bedroom.
Is Yara the same as the Lagoon Pool Villas?
Yes. Banyan Group first sold it as the Lagoon Pool Villas of Banyan Tree Grand Residences, then as Yara Residences at Banyan Tree Phuket, and now as Banyan Tree Lake Residences Yara; its standard contracts still carry the first name. Banyan Tree Grand Residences has a page of its own.
How do I contact Embark Estate about Banyan Tree Lake Residences Yara?
Ask Embark Estate about Banyan Tree Lake Residences Yara: 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 Lake Residences Yara?
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/thailand/phuket/banyan-tree-lake-residences-yara.
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 Lake Residences Yara on our register, set beside it on the six things that decide one.
฿96.8M
Render
Render