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How Embark advises on Phuket, and what you get.
Embark Estate advises buyers of Phuket property: direct access to the developer's own price list on the projects it holds written appointments or agency agreements for, a shortlist matched to how you will use the home, and written answers on ownership, fees and handover before you commit.
What you get
Who we work with, and what that opens.
- 4
- developers appoint us in writing
- 27
- Phuket projects under those appointments
- 10
- more under a written agency agreement
Appointed by Banyan Group24See the projects
- Banyan Tree Beach Residences Oceanus Bang Tao
- Banyan Tree Beach Residences Sirena Bang Tao
- Banyan Tree Beach Residences Varuna Bang Tao
- Banyan Tree Beach Residences Nammu Bang Tao
- Banyan Tree Beach Residences Aegir Bang Tao
- Banyan Tree Beach Residences Mazu Bang Tao
- Banyan Tree Beach Residences Nerea Bang Tao
- Banyan Tree Grand Residences Laguna
- Angsana Golf Residences Topaz Laguna
- Bellaguna Lake Residences Lotus Laguna
- Bellaguna Residences and Bellaguna Golf Residences Laguna
- Laguna Lakelands Laguna
- Laguna Beach Residences Bayside Laguna
- Laguna Lake Residences Aster Laguna
- Lakelands Waterfront Villas Laguna
- Residences at Garrya Phuket Laguna
- Laguna Beach Residences Seashore Laguna
- Angsana Beachfront Residences Laguna
- Laguna Lakelands Waterside Residences Laguna
- Banyan Tree Lake Residences Yara Laguna
- Skypark Celeste Laguna Phuket Laguna
- Skypark Elara Lakelands Phuket Laguna
- Bellaguna Golf Residences Laguna
- Angsana Oceanview Residences Laguna
Appointed by Montara Hospitality Group1See the projects
- Tri Vananda Thep Krasattri
Appointed by PROUD Real Estate1See the projects
Appointed by Sansiri1See the projects
- Rhea by Sansiri Surin
Under a written agency agreement10See the projects
- The Standard Residences, Phuket Bang Tao Bang Tao
- The Title Heritage Bang-Tao Bang Tao
- The Modeva Bang Tao Bang Tao
- Biancana Surin Surin
- Kamala Residences Kamala
- MGallery Residences MontAzure Lakeside Kamala
- Gardens of Eden, Eden Residences Bang Tao
- Gardens of Eden, Park Residences Bang Tao
- Gardens of Eden, Lake Residences Bang Tao
- ETRO Residences Bang Tao
The full explanation
As of October 2026, Embark Estate holds written, non-exclusive sales appointments or agency agreements covering these Phuket projects, read from the same record that drives the register:
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.
From your brief to a shortlist that fits.
- 1A 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.
- 2A 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.
- 3The 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.
- 4A 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.
What to know, in plain words.
The developer pays on new-build, the seller on resale.
A new home
A resale home
You pay the developer's own price· Never paid by both sides of one sale
The full explanation
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.
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.
Ten questions to ask any Phuket adviser.
01Which projects are you appointed on, and by whom?
Which projects are you appointed on, in writing, and by whom, and which are you not? Non-exclusive is normal and worth saying; no appointment at all is also fine, provided nobody implies otherwise.
02Who pays your fee?
Who pays your fee? And does anyone pay you on both sides of the same transaction?
03How was that rental figure counted?
If you quote a rental yield: how many properties were counted, in which building, over what period, and at asking prices or achieved ones? A figure without those four is an estimate.
04Is the rental programme optional?
Is the rental programme optional, or a condition of purchase? How many nights a year may I occupy my own home, and in which months may they fall? Low season only is a different proposition from any time.
05What funds a guaranteed return?
If a return is guaranteed: what would the price be without the guarantee, what funds it, and what does the income revert to when the guarantee ends?
06Is it freehold to me, and is the quota full?
Is this freehold to me specifically, or only to a Thai buyer? Is the foreign quota in this building already full? The answer changes what I am buying, not merely how it is described.
07Is the lease renewal registered?
If it is leasehold, is the renewal registered against the land, or a promise from the seller? A promise does not bind whoever owns the land next.
08What are the fees, per square metre?
What is the common area fee, and the sinking fund, each per square metre, each with its time unit, and who set them? Two different figures for the same building usually means nobody checked.
09What is the payment schedule?
What is the payment schedule, and does any part of it fall due after completion rather than at it? If it is deferred, at what cost, and is the rate flat or on the reducing balance?
10What can I walk on site today?
What can I walk on site today, and what is still a render? A home under construction cannot be walked, and a buyer should know that before booking a flight.
The full explanation
Including us. These are the questions whose answers decide a Phuket purchase, and most of them are rarely volunteered. We publish them knowing we will be asked them too, because an adviser who would rather you did not ask is the one to walk away from.
If an answer arrives as a range with no date, a promise with no document, or a number with no method, that is the answer. Ask for it in writing; a developer's written reply is the only version that survives the conversation.
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; Montara Hospitality Group; PROUD Real Estate; Sansiri, and written agency agreements on The Standard Residences, Phuket Bang Tao; The Title Heritage Bang-Tao; The Modeva Bang Tao; Biancana Surin; Kamala Residences; MGallery Residences MontAzure Lakeside; Gardens of Eden, Eden Residences; Gardens of Eden, Park Residences; Gardens of Eden, Lake Residences; ETRO Residences. The current list is printed on this page and 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.
Why do quoted rental yields for the same Phuket beach differ so much?
Because they are calculated on different prices. Published asking prices on Bang Tao in 2026 run from about THB 156,000 per square metre across the general market (Houseviser, 53 sale listings, September 2026) to about THB 284,000 for branded new-build (Knight Frank Chartered, June 2026), on the same beach in the same year. A yield is rent divided by price, so the price a figure was calculated on moves it as much as the rent does. Whether a branded residence earns proportionally more rent to match is not something anyone publishes, and that is the part to ask about rather than assume. We publish no Phuket yield of our own; the one market range we quote is Knight Frank Thailand’s (2024 year-end: condominiums typically 5 to 8 per cent a year, villas 10 to 15, before costs), and where an operator publishes audited figures for a named building we quote them with their date.
What should I ask an agent who quotes me a rental yield in Phuket?
Four things: how many properties were counted, in which building or area, over what period, and whether the prices were asking prices or achieved sale prices. A figure without those four is an estimate rather than a measurement, and most of the yields quoted on this island are estimates. Two checks are worth making here in particular. Thailand keeps no central register of letting income, so nobody can measure the island's rental performance directly, however confident the number sounds. And a guaranteed return is usually funded out of the purchase price rather than out of the rent, so the useful question is what the price would be without it.
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.
Where next
