฿130MOwner's resaleKiara Reserve Residences · Phuket
Four-bedroom penthouse
Freehold, per the developerLayan
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The condominium show home: living room, dining table and kitchen in one long room. From the developer's 2026 walkthrough film.
For sale · Kiara Reserve Residences
Three-bedroom condominium B11
- 3 bedrooms
- 251 sqm
A single-storey three-bedroom in Building B with a jacuzzi pool on its terrace, on the sales office's list of 26 September 2026.
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To a foreign buyer this is a lease: the building's 49 per cent foreign freehold quota is full. A Thai buyer can own it outright.Three-bedroom condominium B11 is a 251 sqm home at Kiara Reserve Residences on the hillside above Layan Bay in Phuket, registered leasehold, priced at ฿45.5M (฿181,275 per sqm of total area) by the developer’s sales office, September 2026.
The walkthroughs
Walk through this layout, in the finished show home.
Kiara Reserve Residences · Three-bedroom condominium
The home
What you are actually buying.
A three-bedroom condominium on one level, 251 square metres by the developer’s plan: 161 square metres inside and a 66-square-metre terrace with a 3-metre jacuzzi pool at its edge. The master suite is 43.5 square metres, the two further bedrooms 17.6 and 18.7, and the living, dining and kitchen run in one line to the terrace, with a pantry and a laundry behind. The pictures are of the finished show condominium; the developer’s film of March 2026 walks the same rooms.
Read the full record
Unit 18 is priced at THB 39 million, about THB 155,000 per square metre, against THB 44.5 million as the layout’s starting price on the same list from the developer’s sales office. That is the lowest entry to the estate and, on the developer’s total-area figure, the lowest per-square-metre price we publish on the west coast for a home with a pool of its own on the terrace; on indoor area alone it is about THB 242,000. What the promotion includes and until when it holds is confirmed in writing before a reservation.
The estate below the building is the other half of the purchase: Beach House on the sand, Dara for Thai food, Layan Life for the spa and gym, the Active Zone for tennis and Muay Thai, and the Anantara resort, all operating. The residences are managed by Minor Hotels; what that management costs an owner is not in any material we hold and is the first question we put to the sales office.
Outlooks at Kiara Reserve vary by residence: the villas look over the estate’s trees and the lower buildings, and the condominiums face the hillside or, from the upper floors, Layan Bay. The view of a specific home is checked on the ground, not from a plan.
The facts
What this home costs to own.
- Unit
- B11
- Bedrooms
- 3 bedrooms
- Size
- 251 sqm
- Ownership
- Registered leasehold
- Price
- ฿45.5M
- Per square metre
- ฿181,275 per sqm of total area
- Status
- Available, per the sales office or the owner
- Price as of
- The developer’s sales office, September 2026
Every figure is the developer’s own, from its plans and its sales office, except the penthouse’s, which is its owner’s asking price; prices move. We confirm the current figure before any reservation and would rather show you the date than let a stale price look current.
Ownership and costs
Registered leasehold
A registered lease rather than ownership of the land. The term and the exact renewal wording decide what you actually hold.
Read the full record
The price is ฿45.5M, ฿181,275 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.
General information, not legal or tax advice. Any lease or sale agreement should be read by independent Thai counsel before signing.
Kiara Reserve Residences
Three-bedroom condominium B11
฿45.5M
251 sqm · Registered leasehold
Where we stand
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.
The price above is the figure the developer’s sales office, or the owner, gave us on the date shown; we confirm it before any reservation, and a viewing is arranged with the sales office at Layan.
The estate and the bay
One of 46 homes, above a bay that is already running.
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.
Read the full record
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.
Get the developer’s brochure and the floor plans of every layout →
The four-bedroom show villa's pool in its jungle garden. From the developer's 2026 walkthrough film; real footage, not a render.
Also for sale here
The other homes priced at Kiara Reserve.
฿130MOwner's resale฿39MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom condominium C18
Registered leaseholdLayan
฿45.5MKiara Reserve Residences · Phuket
Three-bedroom condominium B9
Registered leaseholdLayan
฿67.5MKiara Reserve Residences · Phuket
Three-bedroom duplex condominium A1
Registered leaseholdLayan
Common questions
Three-bedroom condominium B11, answered plainly.
Why is this home leasehold?
We read the lease, its term and its renewal clause before advising, and say plainly what it gives a foreign buyer.
Where next
