Four-bedroom penthouse

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.

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.

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.

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.

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.