฿39MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom condominium 18
Freehold, per the developerLayan
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Render. The penthouse rooftop in the render: the 22.9-metre pool along the edge, the Andaman beyond.
For sale · Kiara Reserve Residences
Four-bedroom penthouse
Four-bedroom penthouse is an 829 sqm home at Kiara Reserve Residences on the hillside above Layan Bay in Phuket, freehold, per the owner, inside the foreign quota, asked by its owner at ฿130M (฿156,815 per sqm of total area), September 2026.
Freehold, per the owner, inside the foreign quotaOwner's resale
Described by the developer as freehold: for a condominium, a place inside the 49 per cent foreign quota of the registered building, which its website offers as freehold or foreign freehold. Confirmed per home, in writing, before any reservation. General information, not legal advice.
One of the three penthouses, offered for resale by its owner and stated to sit 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 home
What you are actually buying.
One of the three penthouses on the estate, 829 square metres by the developer’s plan: 380 square metres on the main floor, with a 73-square-metre master suite at one end, three further bedroom suites at the other, a 42.7-square-metre living room, a dining room for ten, a kitchen and pantry, a maid’s area and an 85-square-metre terrace along the front; and a 321-square-metre rooftop for its own use, with a 22.9-metre pool, 250 square metres of terrace, an outdoor shower and a powder room. The pictures are the developer’s renders of the layout; the drawings are its own.
Read the full record
It is offered for resale by its owner at THB 130 million, about THB 157,000 per square metre, and is stated to sit inside the foreign freehold quota, which we confirm against the building’s registration before a reservation. Against the four-bedroom villa at THB 105 million it is the larger home with the longer pool, on one floor plus a roof rather than three.
At this ticket the comparison is with the island’s other large penthouses, the Banyan Tree Beach Residences Oceanus penthouses on the Bang Tao sand and the ETRO Residences penthouse on Layan, and we will say which suits the brief before showing any of them.
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.
- Bedrooms
- 4 bedrooms
- Size
- 829 sqm
- View
- Over the estate to Layan Bay
- Ownership
- Freehold, per the owner, inside the foreign quota
- Price
- ฿130M
- Per square metre
- ฿156,815 per sqm of total area
- Status
- Offered for resale by its owner
- Price as of
- The owner’s asking price, 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
Freehold, per the owner, inside the foreign quota
Stated as freehold by the developer. Establish that the specific unit sits inside the building's 49 per cent foreign quota before agreeing a price.
The price is ฿130M, ฿156,815 per sqm of total area, the owner’s asking figure as of September 2026. The developer’s brochure describes every residence as freehold; its website offers the condominiums freehold or foreign freehold and the villas freehold or leasehold. For a condominium a foreign buyer needs a place inside the 49 per cent foreign quota of the registered building, so the first document we ask for is written confirmation that this home carries it; a foreign buyer cannot hold land outright, so for a villa the structure offered on the plot is answered in writing before any reservation.
Read the full record
Running costs are not in any material we hold: the management charge under Minor Hotels, the common fee and any sinking fund are the first figures we ask the sales office for, and we send them to you dated. Transfer fees, taxes and duties follow the Land Office’s schedule at the time of transfer.
Where a price is a promotion, what it includes and until when it holds is confirmed in writing; where it is an owner’s resale, the owner’s asking figure is what we quote and the transfer costs are agreed between the parties.
General information, not legal or tax advice. Any lease or sale agreement should be read by independent Thai counsel before signing.
Considering four-bedroom penthouse?
Leave your name and we send the floor plan of this home, the price as the sales office or the owner gave it to us, dated, and a plain answer on the ownership route, within four hours in working hours. Then a viewing at Layan, in person or as a live video walk.
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.
Or write to us directly
Luka replies personally within four hours, 9 to 19 Bangkok time.
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.
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 three-bedroom show villa from its pool deck: a 9.4-metre pool, the double-height living room behind glass, and the next villas up the slope. A photograph, not a render.
Also for sale here
The other homes priced at Kiara Reserve.
฿39MDeveloper's promotion
฿72MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom pool villa 9
Freehold, per the developerLayan
Common questions
Four-bedroom penthouse, answered plainly.
Can a foreigner buy four-bedroom penthouse at Kiara Reserve freehold?
The developer describes every residence as freehold, and for a condominium that means a place inside the 49 per cent foreign quota of the registered building’s sellable area, which a foreign buyer then holds in their own name at the Land Office. The quota can be allocated before you arrive, so we ask for written confirmation that this home still carries it before any reservation. General information, not legal advice.
What does ฿130M include?
฿130M is the figure the owner gave us for this home on the date shown. The show homes are furnished as photographed; whether the loose furniture is included in a sale is a question for the contract, and so are the management charge under Minor Hotels, the common fee and any sinking fund, none of which is in the material we hold. Transfer fees and taxes follow the Land Office’s schedule. Prices move; we confirm the current figure before any reservation.
Is the home ready to move into?
The show villa and the show condominiums are finished, furnished and were filmed by the developer in March 2026, and the resort, beach club, restaurants and sports ground below the estate have been operating for years. The developer’s own word for the estate as a whole is its final phase, so the handover date of this specific home is the first thing we ask the sales office for in writing, and we would rather show you the answer than describe it as ready.
What does Minor Hotels’ management give an owner?
The developer’s brochure says the residences are managed by Minor Hotels, the group that runs the Anantara Layan Phuket Resort, Beach House, Dara, Layan Life and the Active Zone on the estate below. What the management agreement covers, what it costs, and which resort services an owner may use and on what terms are not in the material we hold; we ask for the agreement and the charges in writing and read them with you before you commit.
Where next