How Embark advises on Phuket, from Bangkok.
Embark Estate advises Phuket buyers from Bangkok: as an appointed, non-exclusive sales agency for Banyan Group's Laguna Phuket projects and for PROUD Real Estate, and as a buyer-side adviser on every other project it tracks, with no office on the island.
Based in Bangkok, and we say so first.
We are based in Bangkok, not on the island, and a buyer should know where the person they are talking to sits. Our register is maintained from Bangkok; our appointments are with the developers themselves; viewings on Phuket are made by appointment, with the developer's sales team on site and a member of Embark accompanying you where you want us there.
What Bangkok gives a Phuket buyer is distance from any single developer, the same team that advises on Bangkok's branded residences, and a written comparison of two or three projects before anyone books a flight. What it does not give is a walk-in office on Bang Tao. Buyers who want one have several to choose from, and we will say so.
What we are appointed on, in writing.
As of September 2026, Embark Estate holds written, non-exclusive sales appointments covering these Phuket projects, read from the same record that drives the register:
Appointed by Banyan Group
- Banyan Tree Beach Residences Oceanus
- Banyan Tree Beach Residences Sirena
- Banyan Tree Beach Residences Varuna
- Banyan Tree Beach Residences Nammu
- Banyan Tree Grand Residences
- Angsana Golf Residences Topaz
- Bellaguna Lake Residences Lotus
- Bellaguna Residences and Bellaguna Golf Residences
- Laguna Lakelands
- Laguna Beach Residences Bayside
- Laguna Lake Residences Aster
- Lakelands Waterfront Villas
- Residences at Garrya Phuket
- Angsana Oceanview Residences
Appointed by PROUD Real Estate
Non-exclusive means other appointed agencies sell the same projects, and we say so. It also means the price list, the availability and the terms we quote come from the developer in writing, not from a portal, and that on these projects the developer pays our fee.
On every other project on the register we act for the buyer only. We introduce you to the developer's sales office, put your questions to them in writing, and tell you what we make of the answers. We hold no mandate there and claim none.
The developer pays on new-build, the seller on resale.
On a new-build purchase the developer pays our fee, on the projects we are appointed on and on any other project where we introduce you. Our advice therefore costs you nothing, and the price you pay is the developer's price. On a resale the seller pays, as is standard practice in Thailand.
We do not take a fee from both sides of one transaction, and if a developer's terms ever differ from this we tell you before any introduction is made.
Four things happen before a viewing.
- A brief, in one message.
Tell us how you intend to use Phuket, to live, to holiday or to let, roughly what you want to spend, and when you want the keys. Three lines is enough.
- A written comparison.
Two or three projects from the register, side by side: what each sits on, its tenure, its status, whether its prices are published, what it suits, and what we would ask the developer before you commit.
- The developer's answers.
We put the questions to the developer in writing, the term of the management agreement, the foreign-quota position, the fees, what protects your instalments, and forward the replies as we receive them.
- A viewing plan.
One or two days on the island, with what can and cannot be walked on each site stated in advance, so a home still under construction is never a surprise on the day.
A named person, not a form.
You will be talking to Luka Močnik, Embark Estate's founder, and to the small team around him. English and Thai are our working languages; Japanese, Mandarin, Cantonese and Russian are available through our network.
WhatsApp, LINE or email, whichever you already use. A person replies within 4 hours, and a first reply is a reply from someone who has read your message, not an acknowledgement.
Five things you will not get from us.
- A price the developer has not published or confirmed to us in writing.
- A rental yield or a capital-growth figure for any Phuket project.
- A hotel brand named on a project before the brand or the developer has announced it.
- A company structure to hold land on a foreign buyer's behalf.
- The words "the only agency" about any project. Our appointments are non-exclusive and we say so.
What buyers ask before they write to us.
Does Embark Estate have an office in Phuket?
No. Embark Estate is based in Bangkok. Phuket viewings are made by appointment with the developer's sales team on site, and a member of Embark accompanies you where you want us there. We say this plainly because a buyer should know where their adviser sits before choosing one.
Which Phuket projects is Embark Estate appointed on?
Embark holds written, non-exclusive sales appointments from Banyan Group, covering its Laguna Phuket projects, and from PROUD Real Estate. The current list is printed on this page and marked "Embark, appointed" on the Phuket register; both are read from the same record, so they cannot disagree.
What does Embark's advice on a Phuket purchase cost the buyer?
Nothing. On a new-build purchase the developer pays our fee, so the price you pay is the developer's price. On a resale the seller pays, as is standard practice in Thailand. We do not take a fee from both sides of one transaction.
Who shows me the property on Phuket?
The developer's sales team, on site, by appointment, with a member of Embark accompanying you where you want us there. Before the visit we tell you what can and cannot be walked on each site, because a home under construction cannot be walked and a buyer should know that before flying.
Can Embark advise on a leasehold villa in Phuket?
Yes. For every villa estate on the register we state whether the lease renewal is contractual or marketing, and we put the lease terms to the developer in writing before a client signs. We recommend independent Thai counsel on any structure, and we do not arrange company structures to hold land for a foreign buyer.
Every Phuket branded residence we track, with who sells it and when we last verified it, is on the Phuket branded-residence register. The questions to ask before buying, from who sells directly to what a purchase costs, are in the Phuket buying and verification guide. For the island in one sitting, the Phuket guide.
Thinking about Phuket?
Tell us how you would use it and roughly what you want to spend. Within 4 hours you have two or three projects and the questions we would ask.