Three-bedroom condominium C18

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.

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.

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

The price is ฿39M, ฿155,378 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.