Three-bedroom duplex condominium A1

A three-bedroom condominium over two floors, 382 square metres by the developer’s plan: living, dining, the kitchen and pantry, a 50-square-metre master suite and a maid’s room on the lower floor, opening to a 66-square-metre terrace with a jacuzzi pool; two bedroom suites of 56 and 36 square metres above. The pictures are of the finished show duplex.

The duplex starts at THB 67.5 million on the developer’s September 2026 list, about THB 177,000 per square metre, which is the same rate as the single-storey layout for half again the space. It is the condominium for a family that wants the bedrooms on their own floor.

Managed by Minor Hotels, with the Layan Bay estate’s beach club, restaurants, wellness centre and sports ground operating below. The management charge is not in any material we hold and is the first question we put to the sales office.

A registered lease rather than ownership of the land. The term and the exact renewal wording decide what you actually hold.

The price is ฿67.5M, ฿176,702 per sqm of total area, from the developer’s sales office, September 2026, on a registered lease whose term and renewal clause we read before advising.

Running costs are not in any material we hold and are the first figures we ask the sales office for.

Kiara Reserve Residences is Minor International’s estate at the top of Layan Bay: 17 pool villas of 501 and 655 square metres on the hillside and 29 condominiums of 251 to 829 square metres in three low buildings, developed with Kajima and managed by Minor Hotels. The show villa and the show condominiums are finished and furnished, and the developer’s film of March 2026 walks them.

The estate below holds the Anantara Layan Phuket Resort on the sand, Beach House on the beach, Dara, the Thai restaurant, Layan Life by Anantara, the wellness centre, and the Layan Active Zone with tennis courts, a Muay Thai ring, a climbing wall and a skate park, all operating. The brochure’s 2024 text listed an eight-berth marina, a Thai fine-dining restaurant, a rooftop observatory and a spa clinic as in development; by the film of March 2026, Dara, the observatory and Layan Life are open, and the marina is the one item no material we hold shows built.