฿72MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom pool villa 9
Freehold, per the developerLayan
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The three-bedroom condominium's living room, 24 square metres, with the terrace and its jacuzzi pool through the glass.
For sale · Kiara Reserve Residences
Three-bedroom condominium 18
Three-bedroom condominium 18 is a 251 sqm home at Kiara Reserve Residences on the hillside above Layan Bay in Phuket, freehold, per the developer, priced at ฿39M (฿155,378 per sqm of total area) by the developer’s sales office, September 2026.
Freehold, per the developerDeveloper's promotion
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.
The developer's promotional price for this one unit, against ฿44.5M as the layout's starting price on the same list. What the promotion includes and until when it holds is confirmed in writing before a reservation.
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
- 18
- Bedrooms
- 3 bedrooms
- Size
- 251 sqm
- View
- Hillside; outlook confirmed on the ground
- Ownership
- Freehold, per the developer
- Price
- ฿39M
- Layout's starting price
- ฿44.5M
- Per square metre
- ฿155,378 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
Freehold, per the developer
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 ฿39M, ฿155,378 per sqm of total area, from the developer’s sales office, 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 three-bedroom condominium 18?
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.
฿72MDeveloper's promotion
฿130MOwner's resaleKiara Reserve Residences · Phuket
Four-bedroom penthouse
Freehold, per the developerLayan
Common questions
Three-bedroom condominium 18, answered plainly.
Can a foreigner buy three-bedroom condominium 18 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 ฿39M include?
฿39M is the figure the developer’s sales office 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