Minor International and Anantara · Layan · Completing
Kiara Reserve Residences
Kiara Reserve Residences is Minor International's estate of 46 homes on the hillside above Layan Bay, Phuket: 17 pool villas and 29 condominiums, from THB 44.5 million on the developer's September 2026 prices.
Embark Estate arranges the viewing, the current prices and the paperwork for buyers of Kiara Reserve Residences. →
Where it sits against the water
Absolute beachfront
Beachside
Lagoon-edge
Ocean view
Inland
A hillside estate above Layan Bay, inside Minor's Layan estate, with the beach, Beach House and the Anantara resort at the foot of the hill. The outlook varies by residence, and the walk to the sand is downhill.
Where it is in its life
Under development
Selling
Completing
Resale only
Ready to move in by the end of 2026, per the developer's sales team · show villas and show condominiums finished and filmed, March 2026 · handover date confirmed residence by residence
What we have checkedWe have listed this project but have not inspected it. What we publish comes from the developer's own published material. Last checked 19 September 2026.
For sale now
Priced, unit by unit, from the developer’s own list.
18 homes, from ฿39M, on the developer’s sales office, September 2026: every home the developer’s sales office lists as available, two of them at a promotional price and two the furnished show villas, and one owner’s resale. Every home has its own page, with its walkthrough film and plans.
4 bedrooms · 829 sqm · Over the estate to Layan Bay
Freehold, per the owner, inside the foreign quotaLayan
The film
A few seconds of the bay below.
Two shots from the developer's film of March 2026: Layan Beach at the foot of the estate, with the Beach House pool and Koh Kala across the water, then the finished show villa's pool terrace. Silent; the full film is shown at a viewing.
The walkthroughs
Walk through each home, filmed in the finished show homes.
The developer's own film of every layout, room by room: the pools, the terraces, the living rooms. Real footage, not renders. Tap the speaker for sound.
Developer's drawing. The three-bedroom condominium, 251 square metres: 161 inside, a 66-square-metre terrace and a 3-metre jacuzzi pool.
Three-bedroom condominium
3 bd · 2 baths
Internal
161.29 sqm
Private pool
6 sqm
Total
251 sqm
One level: a 43.5 sqm master suite, two further bedrooms, pantry and laundry, and a 66 sqm terrace with a 3 m jacuzzi pool. Unit 18 is offered at ฿39M as a promotion.
One level: a 43.5 sqm master suite, two further bedrooms, pantry and laundry, and a 66 sqm terrace with a 3 m jacuzzi pool. Unit 18 is offered at ฿39M as a promotion.
Registered leasehold
Three-bedroom duplex condominium
3 bd · 382 sqm
from ฿67.5M
฿176,702 per sqmAvailable
Two floors: living, dining, a 50 sqm master suite and the maid's room below; two bedroom suites of 56 and 36 sqm above; the same 66 sqm terrace and jacuzzi pool.
Registered leasehold
Three-bedroom pool villa
3 bd · 501 sqm
from ฿77MVilla 9 at ฿72M
฿153,693 per sqmAvailable
Three levels with a lift shaft: a 9.4 m pool and the double-height living room below, the garage and maid's suite at entry level, three bedrooms and a study above. To a foreign buyer a villa is a lease, since a foreign national cannot hold Thai land outright; a Thai buyer can own it outright. The structure is confirmed per villa in writing. Villa 9 is offered at ฿72M as a promotion.
Registered leasehold
Four-bedroom pool villa
4 bd · 655 sqm
from ฿105M
฿160,305 per sqmAvailable
The larger villa: 72 sqm of living and dining, a 9.7 m pool, a 43 sqm master suite with a 21 sqm balcony, and three further bedrooms each with a balcony of its own. To a foreign buyer a villa is a lease, since a foreign national cannot hold Thai land outright; a Thai buyer can own it outright. The structure is confirmed per villa in writing.
Freehold
Four-bedroom penthouse
4 bd · 829 sqm
฿130M
฿156,815 per sqm1 on the list
One of the three penthouses the developer's website says exist, offered for resale by its owner, who states it sits inside the foreign freehold quota: 380 sqm on the main floor, an 85 sqm terrace and a 321 sqm private rooftop with a 22.9 m pool.
The layout prices are the developer's "starting from" figures of September 2026, relayed by its sales office; the two promotional units and the penthouse are priced individually and have their own pages. Areas are the developer's own, from its floor plans, which state that measurements are approximate and subject to final construction; its headline totals are not the sum of its indoor and outdoor schedules (the parts come to 233.53, 360.82, 496.40, 658.26 and 786.90 sqm), and we print both as given. Prices move; we confirm the current figure before any reservation.
The same schedule, as a table
Swipe →
Layout
Total
Indoor
Outdoor
Price, September 2026
Three-bedroom condominium
251 sqm
161.29 sqm
72.24 sqm, jacuzzi pool
from ฿44.5M
Unit 18, three-bedroom condominium (promotion)
251 sqm
161.29 sqm
72.24 sqm, jacuzzi pool
฿39M
Three-bedroom duplex condominium
382 sqm
280.41 sqm
80.41 sqm, jacuzzi pool
from ฿67.5M
Three-bedroom pool villa
501 sqm
278.58 sqm
217.82 sqm, 9.41 m pool
from ฿77M
Villa 9, three-bedroom pool villa (promotion)
501 sqm
278.58 sqm
217.82 sqm, 9.41 m pool
฿72M
Four-bedroom pool villa
655 sqm
328.11 sqm
330.15 sqm, 9.73 m pool
from ฿105M
Four-bedroom penthouse (owner's resale)
829 sqm
380.41 sqm
406.49 sqm, 22.9 m rooftop pool
฿130M
Request the brochure and floor plans
The brochure and the floor plans
The developer’s brochure, and the plans of every layout.
Beach House by Anantara on the sand at Layan, from the film.
Inside a residence
Inside a residence, from the developer's drawings.
The developer has published no finishes schedule, so this is what its floor plans and the finished show homes establish rather than a brochure's adjectives. The two show villas and the show condominiums are furnished as photographed here; whether the loose furniture is included in a sale is a question for the contract.
Villa pools
9.41 m by 3.31 m on the three-bedroom villa; 9.73 m by 3.76 m on the four-bedroom
Condominium terraces
66 sqm with a 3 m by 2 m jacuzzi pool, on the single-storey and the duplex layouts
Penthouse rooftop
321 sqm for its own use: a 22.9 m by 3.8 m pool, 250 sqm of terrace, an outdoor shower and a powder room
Villa levels
Pool and living below, entry with garage and maid's suite in the middle, bedrooms above; a lift shaft on every level
Staff and service
A maid's room and bathroom in every villa, in the duplex and in the penthouse; a laundry in every villa and condominium layout, none drawn on the penthouse plan
Master suites
43.5 sqm in the condominium, 50 sqm in the duplex, 31 and 43 sqm in the villas, 73 sqm in the penthouse
Study
10.9 sqm with its own balcony, on the bedroom floor of the three-bedroom villa
Management
Minor Hotels, per the developer's brochure
The four-bedroom villa's living room, 72 square metres with the dining space, open to the pool terrace.
The facts
Layan, measured out.
Layan Beach and Beach House by AnantaraInside the estate, at the foot of the hill
Layan Active Zone, Layan Life and DaraInside the estate
Bang Tao and Boat AvenueThe next bay south
Phuket International AirportAbout 20 minutes (developer)
46
Residences
Sizes
251 to 829 sqm
Format
17 pool villas of 3 and 4 bedrooms; 29 condominiums: three-bedroom single-storey and duplex layouts, and three four-bedroom penthouses
Ownership
Leasehold for a foreign buyer: the building's foreign freehold quota is full. Freehold for a Thai buyer, and on the one penthouse resale, which sits inside that quota
Prices
฿39M to ฿130M (developer's sales office and one owner's resale, September 2026)
Airport
About 20 minutes by road (developer)
Developer
Minor International with Kajima; managed by Minor Hotels
Estate
Layan Bay: Anantara Layan Phuket Resort, Beach House, Dara, Layan Life, Layan Active Zone
Pools
Private pool on every villa, jacuzzi pool on every condominium terrace, a 22.9 m rooftop pool on the penthouse
How this one is owned.
Mixed by format
Both structures exist in this project. Which one attaches to the specific unit changes what you own, so establish it early.
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.
A project-level freehold statement is not the same as a unit-level guarantee, and Kiara is the case that shows why. For a condominium, a foreign buyer needs a place inside the 49 per cent foreign quota of the registered building, measured on the total area of all units under the Condominium Act. Here those places are already allocated, which is the whole difference between what the brochure offers and what a foreign buyer can actually take. A foreign buyer cannot hold land outright, so for a villa the question is what structure the developer offers on that plot, freehold to a Thai entity, a registered lease of the land with the building owned outright, or another route, and what it gives you. Ask for the condominium registration, the current unit schedule with the quota position, and, for a villa, the land title deed and the offered structure in writing. This is general information as of September 2026 and not legal advice; take the documents to independent Thai counsel.
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.
The project
What Kiara Reserve Residences actually is.
Kiara Reserve is the residential estate at the top of Minor's Layan Bay estate, on the quiet shore north of Bang Tao. Seventeen pool villas step down the hillside; in the developer's renders the twenty-nine condominiums sit in a low block of three wings around a shared pool at the entrance. By the developer's count that is 46 homes, all of them three- or four-bedroom, on a bay whose beach, resort, restaurants and sports ground were listed as operating in the developer's 2024 brochure and are shown in operation in its film of March 2026.
The homes are large. The smallest layout is a 251-square-metre three-bedroom condominium on one level, with a 66-square-metre terrace and a jacuzzi pool of its own; the duplex version runs to 382 square metres over two floors. The two villa layouts on the developer's plans are 501 square metres with three bedrooms and 655 with four, each on three levels with a lift shaft, a garage, a maid's suite and a private pool of 9.4 or 9.7 metres. At the top of the range, one of the three penthouses the developer's website says exist is offered for resale by its owner: 829 square metres including a 321-square-metre private rooftop with a 22.9-metre pool.
Read on · four more paragraphsClose
The homes are large. The smallest layout is a 251-square-metre three-bedroom condominium on one level, with a 66-square-metre terrace and a jacuzzi pool of its own; the duplex version runs to 382 square metres over two floors. The two villa layouts on the developer's plans are 501 square metres with three bedrooms and 655 with four, each on three levels with a lift shaft, a garage, a maid's suite and a private pool of 9.4 or 9.7 metres. At the top of the range, one of the three penthouses the developer's website says exist is offered for resale by its owner: 829 square metres including a 321-square-metre private rooftop with a 22.9-metre pool.
What surrounds the estate is the part a brochure cannot exaggerate, because it exists. The Anantara Layan Phuket Resort sits on the sand below, with Beach House on the beach itself, Dara for Thai food, Layan Life by Anantara as the wellness centre and the Layan Active Zone with tennis courts, a Muay Thai ring, a climbing wall and a skate park. The brochure's 2024 text listed an eight-berth marina, a Thai fine-dining restaurant, a rooftop observatory and a spa and wellness clinic as in development; by the developer's film of March 2026, Dara, the observatory on its roof and Layan Life are open, and the marina is the one item no material we hold shows built.
Kiara Reserve is managed by Minor Hotels and was developed by Minor International, the Bangkok-listed group behind Anantara, with Kajima Development, the property arm of Kajima Corporation, the Tokyo-listed contractor founded in 1840. That pairing matters on a hillside build: the co-developer is a company whose projects, by the brochure's account, run from airports and bridges to resorts, and the service is run by the group that operates the resort next door.
What a foreign buyer is actually offered here, which the brochure does not say. A Thai buyer can own on this estate outright, because a Thai national may hold land. A foreign buyer cannot, and at Kiara there is now a second constraint on top of that one: the condominium building's 49 per cent foreign freehold quota is full, so the freehold the brochure describes across all 46 residences is not open to a foreign buyer on anything still unsold. What is offered instead is a lease. The one exception is the penthouse being resold by its owner: it was bought originally inside the foreign quota, so it can pass to a foreign buyer as freehold, which is what makes that single resale unlike everything else on the estate. The developer's own material reads more broadly — the brochure calls every residence freehold, and the website, read on 19 September 2026, offers the villas freehold or leasehold and the condominiums freehold or foreign freehold. We state the availability first because it is what a buyer meets, and we confirm the route on a named home in writing before anything is reserved. The developer's sales team expects the residences to be ready to move in by the end of 2026: the show villas and show condominiums are finished and can be walked, and the handover date of a specific home is the first thing we ask for in writing. General information as of September 2026, not legal advice.
The developer
Who built it, and who runs the bay below.
Read the full record
Minor International is the Bangkok-listed hospitality group behind Anantara, founded in 1978 with a single resort in Pattaya and, by its 2024 brochure's count, running more than 560 hotels and resorts and 2,700 restaurants in 66 markets. At Layan it operates the resort, the beach club, the restaurants, the wellness centre and the sports ground below the estate, and Minor Hotels manages the residences: the group that runs the bay also runs the homes above it.
The development partner is Kajima Development, the property arm of Kajima Corporation, the Tokyo-listed contractor founded in 1840 whose projects, by the brochure's account, run from airports and bridges to resorts. On a steep hillside with 17 villas on three levels each, it is worth knowing who the co-developer is.
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The Embark view
What we think, including what we would question.
Who it suits
A family or long-stay buyer who wants a house rather than an apartment, on a bay whose beach club, restaurants, spa and sports ground are shown running in the developer's March 2026 film, with the operator of the resort managing the estate. At THB 39 million for a 251-square-metre three-bedroom with its own jacuzzi terrace, it is, on the developer's total-area figures, the most floor area per baht we cover on the west coast.Read more
What it compromises
It is a hillside estate with an ocean outlook, not a beachfront one: the sand is downhill, inside the estate. Not every residence is handed over yet: the developer's sales team expects move-in by the end of 2026. For a foreign buyer every unsold home is a lease: the condominium building's 49 per cent foreign freehold quota is full, and the villas sit on land a foreign national cannot hold. The brochure's freehold description does not reach a foreign buyer, apart from the one penthouse resale, which was bought inside the quota. A Thai buyer can own outright.Read more
What we would ask first
The handover date of the specific home in writing; the condominium registration and quota position, or the villa's land title; the common charges and the sinking fund, which no material we hold states; what the promotional price includes and until when it holds; and the management agreement with Minor Hotels, what it covers and what it costs.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.
1The show homes exist, so the visit starts inside them: the two show villas on their three levels, the single-storey and the duplex condominiums, and the terraces and pools that the plans describe in square metres. We walk them at the pace the film cannot, and we look at the things a film skips, the garage, the maid's suite, the plant rooms, the route from the front door to the pool.Read more
2Then the estate: the shared pool at the condominium buildings, the road down to Layan Life, the Active Zone and Dara, and the beach at Beach House, so the distance from the front door to the sand is measured on foot rather than promised. The Anantara resort is operating, so the standard of the management can be judged in the resort's own restaurants and spa.Read more
3If you are buying from abroad we do the same route as a live video walk at a time that suits your time zone. Before anything is signed we ask the developer in writing for the handover date of the specific home, its quota or title position, the payment schedule and what the common charges will be, and we read the answers with you.Read more
What the developer has published
The record, dated and sourced.
Every figure the developer has put on the record for this project, in the order it appeared, with the source named. We keep it because an off-plan buyer's real question is not what the price is today but whether the developer has moved the date before, and no portal keeps the history.
Read the full record
As read on
The developer's sales office gave its current prices: three-bedroom condominiums from THB 44.5 million, the duplex from THB 67.5 million, three-bedroom pool villas from THB 77 million and four-bedroom villas from THB 105 million, with unit 18 offered at THB 39 million and villa 9 at THB 72 million as promotions. Separately, the owner of one of the three penthouses put it up for resale at THB 130 million within the foreign freehold quota.
Source: Minor's property sales office, prices relayed to Embark · Document held by Embark
The developer's film of the estate: the finished four- and three-bedroom show villas, the single-storey and duplex condominiums furnished and walked, and the Layan Bay amenities in operation, with the captions "Villas and Condominiums for sale" and "Managed by Minor Hotels".
Source: Kiara Reserve, film supplied by Minor's sales team · Document held by Embark
As read on
The developer's website: the villas page offers "freehold and leasehold titles" and the condominiums page "freehold and foreign freehold titles"; the condominiums page says only three penthouses are available for private ownership; the villas are described as 501 and 655 square metres across two levels, where the developer's own plans show three.
Source: Kiara Reserve, floor-plan sets supplied by Minor's sales team · Document held by Embark
A target is a target, not a commitment, and this page says so wherever the developer's wording does. Where we hold a document that is not public, the entry says that rather than linking to nothing. Anything not listed here is something the developer has not published, and we will not fill the gap with a portal's number.
Common questions
Kiara Reserve Residences, answered plainly.
How much does a home at Kiara Reserve Residences cost in September 2026?
On the developer's September 2026 prices, three-bedroom condominiums of 251 square metres start at THB 44.5 million, the 382-square-metre duplex at THB 67.5 million, the 501-square-metre three-bedroom pool villa at THB 77 million and the 655-square-metre four-bedroom villa at THB 105 million. Two homes are offered below their layout's starting price as a promotion: unit 18, a three-bedroom condominium, at THB 39 million, and villa 9, a three-bedroom pool villa, at THB 72 million. One of the three penthouses the developer's website says exist, 829 square metres with a private rooftop pool, is offered for resale by its owner at THB 130 million. Prices are the developer's and the owner's own and move; we confirm the current figure before any reservation.
Can a foreigner buy freehold at Kiara Reserve Residences?
At the top of the Layan Bay estate in Cherngtalay, Thalang, on the west coast of Phuket, north of Bang Tao. The estate below it holds the Anantara Layan Phuket Resort on the sand, Beach House by Anantara on the beach, Dara, the Thai restaurant, Layan Life by Anantara, the wellness centre, and the Layan Active Zone with its tennis courts and climbing wall. The developer puts Phuket International Airport about 20 minutes away by road; the master plan on this page shows where the residences sit.
Is Kiara Reserve Residences finished?
Nearly. The developer's sales team expects the residences to be ready to move in by the end of 2026. The two show villas and the show condominiums are already finished, furnished and filmed, as the developer's film of March 2026 and the photographs on this page show, and the resort, beach club, restaurants and sports ground below the estate are operating. The date that matters is the handover date of the specific home you buy, and we ask for it in writing before anything is signed.
What layouts does Kiara Reserve Residences offer?
Five, all three- or four-bedroom. A 251-square-metre three-bedroom condominium on one level with a 66-square-metre terrace and a jacuzzi pool; a 382-square-metre three-bedroom duplex over two floors; a 501-square-metre three-bedroom pool villa and a 655-square-metre four-bedroom pool villa, each on three levels with a lift shaft, a garage and a maid's suite; and an 829-square-metre four-bedroom penthouse with a 321-square-metre private rooftop and a 22.9-metre pool. The floor plans of all five, with the developer's room-by-room areas, are on this page.
Is Kiara Reserve an Anantara residence?
No. Kiara Reserve is managed by Minor Hotels, the group that owns the Anantara brand, and it sits on the Layan Bay estate beside the Anantara Layan Phuket Resort, but it does not carry the Anantara name. The two Anantara-branded estates on the same bay are Layan Residences by Anantara and Avadina Hills by Anantara, both on this site; the film and the brochure of Kiara Reserve say "managed by Minor Hotels" and no more, and so do we.
What is the price per square metre at Kiara Reserve Residences?
Our arithmetic on the developer's September 2026 figures: about THB 177,000 per square metre for the 251-square-metre condominium at THB 44.5 million, THB 177,000 for the duplex, THB 154,000 for the three-bedroom villa and THB 160,000 for the four-bedroom villa. The two promotional homes work out lower, unit 18 at about THB 155,000 and villa 9 at about THB 144,000, and the penthouse resale at about THB 157,000. For comparison, the Phuket register on this site quotes an island average of THB 197,745 per square metre for branded condominiums, from C9 Hotelworks, January 2026. Villas and condominiums price differently, so the figure is a guide, not a ranking.
How do I view Kiara Reserve Residences?
Ask us on this page, by WhatsApp or by the form, and we arrange the visit with the developer's sales office at Layan: the show villa, the show condominiums and the estate, then the beach and the resort below. From abroad, the same route as a live video walk. We hold no appointed standing on this project and say so; what we bring is the current price list, the plans of every layout, the two promotional units and the resale penthouse, and the written answers on handover, quota and charges before you commit.
Facts on this page are current as of September 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.
On anything still unsold, no. Kiara Reserve's 49 per cent foreign freehold quota is full, so a foreign buyer takes a registered lease, and the villas stand on land a foreigner cannot hold outright in any case. The one freehold route is a penthouse resale, bought inside that quota while it was open.
Enquire
Speak to Embark.
Considering Kiara Reserve Residences?
Who sells Kiara Reserve Residences?
Embark Estate arranges the viewing, the current prices and the paperwork for buyers of Kiara Reserve Residences. We hold no written appointment from its developer and claim none: we compare it with the alternatives, read the ownership structure and the quota position, and say plainly when it does not suit the brief.
Our team replies within four hours, 9 to 19 Bangkok time.
Embark Estate advises buyers on this project as part of our coverage of the Thai coastal market. We hold no appointed standing here and claim none.
We are buyer-side on this one: we compare projects, examine the ownership structure and the quota position, and say when a building does not suit the brief. Where we ARE appointed, the page says so. Our Bangkok appointments are stated on the Bangkok branded-residences register. The developer publishes its own channel for this project at kiara-reserve.com.
We publish no yield or capital-growth figure for this project. The one market figure we quote is Knight Frank Thailand’s: typical Phuket condominium yields of 5 to 8 per cent a year and villas of 10 to 15 per cent (2024 year-end, before costs); 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 Kiara Reserve Residences on our register, set beside it on the six things that decide one.
฿105M
฿110M
฿110M
฿115M
฿72MDeveloper's promotion
฿78M
฿80M
฿82M
฿84M
฿86M
฿90M
฿67.5M
฿67.5M
฿67.5M
฿39MDeveloper's promotion
฿45.5M
฿130MOwner's resale
Registered leasehold
Registered leasehold
Freehold
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