Four-bedroom pool villa 17

A four-bedroom pool villa on three levels, 655 square metres by the developer’s plan: a 72-square-metre living and dining room and the kitchen on the pool level, opening to a 69-square-metre terrace and a 9.73-metre pool; the garage, foyer, maid’s suite and laundry at entry level; a 43-square-metre master suite with a 21-square-metre balcony and three further bedrooms, each with a balcony, above. A lift shaft runs through all three. The photographs are of the finished show villa.

The four-bedroom villa starts at THB 105 million on the developer’s September 2026 list, about THB 160,000 per square metre. A villa is house-and-land product, so the title structure for a foreign buyer is confirmed per villa in writing before a reservation.

Managed by Minor Hotels, with the Layan Bay estate’s beach club, restaurants, wellness centre and sports ground operating below. The management charge 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 ฿105M, ฿160,305 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.