฿39MDeveloper's promotionKiara Reserve Residences · Phuket
Three-bedroom condominium 18
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 9
Three-bedroom pool villa 9 is a 501 sqm home at Kiara Reserve Residences on the hillside above Layan Bay in Phuket, freehold or leasehold, per the developer; confirmed per villa, priced at ฿72M (฿143,713 per sqm of total area) by the developer’s sales office, September 2026.
Freehold or leasehold, per the developer; confirmed per villaDeveloper's promotion
The developer’s website offers the villas freehold or leasehold. A foreign buyer cannot hold land outright, so the structure offered on this plot, and what it gives you, is confirmed in writing before any reservation. General information, not legal advice.
The developer's promotional price for this one villa, against ฿77M as the layout's starting price on the same list. The developer's website offers the villas freehold or leasehold; a villa is house-and-land product, so the structure offered on this plot is confirmed in writing before any reservation.
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
- 9
- Bedrooms
- 3 bedrooms
- Size
- 501 sqm
- View
- Hillside; outlook confirmed on the ground
- Ownership
- Freehold or leasehold, per the developer; confirmed per villa
- Price
- ฿72M
- Layout's starting price
- ฿77M
- Per square metre
- ฿143,713 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 or leasehold, per the developer; confirmed per villa
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 ฿72M, ฿143,713 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 pool villa 9?
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.
฿39MDeveloper's promotion
฿130MOwner's resaleKiara Reserve Residences · Phuket
Four-bedroom penthouse
Freehold, per the developerLayan
Common questions
Three-bedroom pool villa 9, answered plainly.
Can a foreigner buy three-bedroom pool villa 9 at Kiara Reserve freehold?
The developer describes every residence as freehold. A villa is house-and-land product, and Thai law does not let a foreign national hold land outright, so the structure on offer for the villa, and what it gives a foreign buyer, is the first thing we establish in writing before a reservation. General information, not legal advice; the documents go to independent Thai counsel.
What does ฿72M include?
฿72M 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