฿130MOwner's resaleKiara Reserve Residences · Phuket
Four-bedroom penthouse
Freehold, per the developerLayan
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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.
For sale · Kiara Reserve Residences
Three-bedroom pool villa 7
- 3 bedrooms
- 501 sqm
A three-bedroom pool villa, number 7 on the developer's site plan, on the sales office's list of 26 September 2026.
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A villa is house-and-land product and a foreign national cannot hold Thai land outright, so to a foreign buyer this is a lease; a Thai buyer can own it outright.Three-bedroom pool villa 7 is a 501 sqm home at Kiara Reserve Residences on the hillside above Layan Bay in Phuket, leasehold for a foreign buyer, freehold for a thai buyer, priced at ฿90M (฿179,641 per sqm of total area) by the developer’s sales office, September 2026.
The walkthroughs
Walk through this layout, in the finished show home.
Kiara Reserve Residences · Three-bedroom villa
The home
What you are actually buying.
A three-bedroom pool villa on three levels, 501 square metres by the developer’s plan. The pool level holds a 57.8-square-metre living and dining room, the kitchen and a powder room, opening to a 50-square-metre pool terrace and a 9.41-metre pool; the entry level holds the garage, the entry hall, a maid’s room and bathroom and the laundry; the bedroom level holds the 31-square-metre master suite, two further bedrooms of 31 square metres each, a study and four balconies. A lift shaft runs through all three. The photographs are of the finished show villa.
Read the full record
Villa 9 is priced at THB 72 million, about THB 144,000 per square metre, against THB 77 million as the layout’s starting price on the same list from the developer’s sales office. Per square metre that is the lowest figure on the estate. A villa is house-and-land product, so the title structure for a foreign buyer is confirmed for this villa in writing before a reservation, and what the promotion includes and until when it holds is confirmed with it.
What surrounds the villa is already built: Beach House on Layan sand, Dara, Layan Life, the Active Zone and the Anantara resort, all operating, with Minor Hotels managing the residences. The management charge 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
- 7
- Bedrooms
- 3 bedrooms
- Size
- 501 sqm
- Ownership
- Leasehold for a foreign buyer, freehold for a Thai buyer
- Price
- ฿90M
- Per square metre
- ฿179,641 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
Leasehold for a foreign buyer, freehold for a Thai buyer
A registered lease rather than ownership of the land. The term and the exact renewal wording decide what you actually hold.
Read the full record
The price is ฿90M, ฿179,641 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.
General information, not legal or tax advice. Any lease or sale agreement should be read by independent Thai counsel before signing.
Kiara Reserve Residences
Three-bedroom pool villa 7
฿90M
501 sqm · Leasehold for a foreign buyer, freehold for a Thai buyer
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.
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.
Read the full record
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 four-bedroom show villa's pool in its jungle garden. From the developer's 2026 walkthrough film; real footage, not a render.
Also for sale here
The other homes priced at Kiara Reserve.
฿130MOwner's resale
฿39MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom condominium C18
Registered leaseholdLayan
฿45.5MKiara Reserve Residences · Phuket
Three-bedroom condominium B9
Registered leaseholdLayan
฿45.5MKiara Reserve Residences · Phuket
Three-bedroom condominium B11
Registered leaseholdLayan
Common questions
Three-bedroom pool villa 7, answered plainly.
Why is this home leasehold?
We read the lease, its term and its renewal clause before advising, and say plainly what it gives a foreign buyer.
Where next
