Banyan Group · Laguna · Off-plan, developer inventory · Appointed sales agency
Laguna Lakelands Waterside Residences
Laguna Lakelands Waterside Residences is a condominium of six low-rise blocks, three of four floors and three of seven, behind the lake-shore Waterfront Villas at Laguna Lakelands, inland of Laguna Phuket, by Banyan Group, with 322 one to three-bedroom homes of 48 to 260 square metres, rooftop pools, private pools on the larger four-floor homes, and 79 homes on the developer's 2026 term sheets from THB 8 to 37.91 million.
Embark Estate is an appointed sales agency for Laguna Lakelands Waterside Residences. →
Other names this project has carried
Launched in February 2024 as Lakeview Residences, and still "Laguna Lakelands Lakeview Residences" in the developer's sale and lease contracts; the term sheets, brochure and plans say Waterside. One project, two names. Lakelands Waterfront Villas is the row of fourteen pool villas between Waterside and the lake, and Skypark Elara a separate Skypark building nearby.
The current price list
Prices, plans and what is open, within four hours.
At Laguna Lakelands, inland of Laguna Phuket, behind the lake-shore Waterfront Villas.
Read on
Not a beach address: the developer gives no distance to Bang Tao Beach, which owners reach through the RAVA Beach Club.
Where it is in its life
Under development
Selling
Completing
Resale only
Selling · 79 of 322 homes on the developer's term sheets of July and October 2026, from THB 8 million; transfer by 31 December 2029 in the sale contract
What we have checkedThis building does not exist yet, so there is nothing to inspect. What we publish comes from the developer's own published material. Last checked 23 October 2026.
For sale now
Every home on the sheet, from the developer's own term sheets.
79 homes, from ฿8M: every Waterside home available on Banyan Group's term sheets of July and October 2026.
Hear first when Laguna Lakelands Waterside Residences changes.
One email when Banyan Group releases new homes here or changes a price. Nothing else.
How you pay
Two ways to pay, from the developer's term sheet.
From Banyan Group's term sheets of 8 October 2026. The price includes the fixtures and equipment; loose furniture is extra. Terms change; we confirm them in writing for the home you choose.
Pay as it is built
At contract
20%
25% built
20%
50% built
20%
75% built
20%
At completion
20%
Half after completion
At contract
20%
25% built
10%
50% built
10%
75% built
10%
After completion
50%
The 50% after completion is paid over 1 year, 3 years or 5 years in quarterly instalments, with interest on the balance at the developer's rates, which we send with the term sheet.
Sixteen homes on sale are priced at THB 30 million or more and fall in the THB 300,000 reservation band; the developer's form prints THB 100,000, so we confirm which applies. The fee is lost if the agreements are not signed within 30 days of the date the developer sets.
To hold a home
A reservation fee, set by the price of the home.
Under ฿30M
฿100,000
฿30M to ฿50M
฿300,000
฿50M to ฿100M
฿500,000
฿100M and above
฿1,000,000
Included in the price
Fitted: the fixtures and the equipment; loose furniture is sold separately
Wardrobes, kitchen cabinets and built-in appliances are in the price; loose furniture is sold separately. Three-bedroom homes come with a five-year Laguna Phuket Golf Club membership and a Sanctuary Club card, activation fees extra.
How to buy at Laguna Phuket → Freehold or lease, the four kinds of Banyan home, the costs and the contract terms, with every project's dated price range.
The film
The developer's flythrough, blocks, villas and lake.
Banyan Group's flythrough of the Waterside Residences and the Waterfront Villas, computer-generated; it plays from the developer's own channel, on a click.
360-degree tours
Walk the rooms before you fly.
The developer's own tours. Each opens on the developer's site in a new tab; nothing loads until you ask for it.
322 in all; 79 on the term sheets (40 freehold, 39 leasehold)
Sizes
48 to 260 sqm in all, balconies, decks and pools included; 42 to 147 sqm inside
Prices
฿8M to ฿37.91M (term sheets of 14 Jul and 8 Oct 2026)
Pools
Rooftop pools on every block; private pools on the larger four-floor homes
Ownership
Freehold within the 49% foreign quota, or a 30-year lease with three written renewal options
Fit-out
Fitted: wardrobes, kitchen and built-in appliances; loose furniture extra
Payment
20% at contract, the rest by construction stage; or half deferred over 1, 3 or 5 years
Common fee
THB 50 per sqm a month (sale and lease agreements)
Sinking fund
THB 100 per sqm a year (sale and lease agreements)
Developer target
Transfer by 31 Dec 2029, extendable by up to a year (sale contract)
Warranty
Freehold: 5 years structure, 2 years other parts; lease: 1 year (contracts)
Golf
5-year Laguna Phuket Golf Club membership for three-bedroom homes; activation fees extra
Pets
Allowed if no nuisance (condominium rules)
Seller
Bangtao Grande Limited, a Banyan Group company
Awards
Asia Pacific Property Awards 2024-2025, as Lakeview Residences: best condominium development, Thailand; residential development, 20 or more units, Thailand; nominee, Asia Pacific (Banyan Group awards sheet, 27 Jan 2026)
How this one is owned.
Mixed by format
Both structures exist in this project. Which one attaches to the specific unit changes what you own, so establish it early.
What is registered, and what is promised
Registered nowA right at the Land Department
Promised after thatA contractual clause we have read
These do not add up to a single term. Only the left block is a right registered today; what follows depends on the wording of the clause and on who stands behind it when the time comes.
Term. Freehold within the 49 per cent foreign quota, or a lease of the unit registered for 30 years. The term sheets mark each home: 40 of the 79 available are freehold, 39 leasehold.
Renewal. The developer's standard lease says the lessor "irrevocably and unconditionally represents and warrants" that the lessee has "an absolute right" to renew three times, 30 years each, and further times on request without further payment; the lessee pays each renewal's taxes and fees. If Thai law blocks one of the first three, the lessor repays three quarters, half or a quarter of the rent. A renewal is a promise in a contract, not a right registered in advance.
What to establish before committing
From the developer's sale and lease templates of February 2024. Freehold: the seller pays the income tax, specific business tax and stamp duty, and the transfer fee is shared equally; warranty five years on the structure and two on other parts from registration; transfer by 31 December 2029. Lease: registration costs are the lessee's, the warranty is one year, no completion date is set, and the lessee has no vote in the condominium's juristic person. Resale or assignment needs the seller's consent and a fee of THB 75,000, adjusted for inflation. Have the papers read by independent Thai counsel. General information, not legal advice.
General information, not legal or tax advice. Any lease should be read by independent Thai counsel before signing.
Prices, availability, construction progress and ownership wording all move; we refresh them before any reservation and would rather show you the date than let a stale fact look current.
02The project
The project
What Laguna Lakelands Waterside Residences actually is.
Waterside is six low-rise blocks at Laguna Lakelands, Banyan Group's community inland of Laguna Phuket: Lily, Lotus and Jasmine of four floors, and Orchid, Fern and Tulip of seven behind them. On the developer's site plan of May 2026 the fourteen Waterfront Villas and a private road lie between the blocks and the lake, so the homes look towards the water over the villas or, on the back, away from it.
The homes run from one-bedrooms of 48 square metres to three-bedroom duplexes of 260. The seven-floor blocks hold one, two and three-bedroom apartments and a long infinity pool on the roof; the four-floor blocks hold two and three-bedroom homes, the larger with private pools on their terraces and the duplexes over two floors. The developer's area is the total, balconies, decks and pools included: a 252-square-metre duplex is 126 inside.
Read on · three more paragraphsClose
The homes run from one-bedrooms of 48 square metres to three-bedroom duplexes of 260. The seven-floor blocks hold one, two and three-bedroom apartments and a long infinity pool on the roof; the four-floor blocks hold two and three-bedroom homes, the larger with private pools on their terraces and the duplexes over two floors. The developer's area is the total, balconies, decks and pools included: a 252-square-metre duplex is 126 inside.
Banyan Group's term sheets list 79 of the 322 homes as available: 40 freehold and 39 on a 30-year lease, from THB 8 million for a 48-square-metre one-bedroom to THB 37.91 million for the 260-square-metre duplex 3104. The four-floor sheets are dated 14 July 2026 and the seven-floor sheets 8 October 2026. Prices are fitted; loose furniture is extra. There is no campaign price.
The sale contract sets transfer by 31 December 2029, extendable by up to a year, and the developer's briefing gives 20 to 24 months a building; the October 2026 sheets still sell on construction stages. The lease carries no completion date at all. We confirm the state of each block in writing.
Where this sits against the register’s floor. Twenty-eight of the 79 homes on the sheets clear the THB 20 million floor this register uses: every three-bedroom, from THB 21.92 million. The one and two-bedrooms below it are listed because a buyer reads the whole sheet.
The developer
Who sells it, and what the contracts say.
Read the full record
The seller and lessor is Bangtao Grande Limited, a Banyan Group company; Banyan Group has developed and run Laguna Phuket for more than 35 years and is building Laguna Lakelands beside it. The Laguna Lakelands Sales Gallery and show units stand beside the site.
The contracts are the developer's: transfer by 31 December 2029 for freehold buyers, a lease with three written renewal options, resale only with the seller's consent and a fee of THB 75,000 adjusted for inflation, short lets only through the designated rental programme. Three-bedroom buyers receive a five-year Laguna Phuket Golf Club membership, activation fees extra.
A buyer who wants a new home at Laguna Lakelands with the whole of the developer's sheet to choose from: a one-bedroom on a lease from THB 8 million, a freehold apartment with a lake-side outlook, or a duplex with its own pool, sold under contracts that set a transfer date.Read more
What it compromises
A lake behind a row of villas, not the sea and not the water's edge. Off-plan: transfer by the end of 2029, and a lease that sets no completion date and carries a one-year warranty. Short lets only through the developer. The four-floor sheets date from July 2026.Read more
What we would ask first
Each block's construction state, in writing. The current sheet for the four-floor blocks. For Lotus 2403, struck through on the developer's export, whether it is sold or repriced. For a home of THB 30 million or more, whether the reservation fee is THB 300,000 or the form's 100,000. The golf activation fees.Read more
This is Embark’s opinion, not a sourced fact, and it is labelled that way deliberately.
The viewing
What a visit here actually looks like.
1We start at the Laguna Lakelands Sales Gallery and its show units, then the site and the lake shore, so you see what stands, what is being built and how the villas sit between the blocks and the water.Read more
Render2Not in Phuket? Start with the developer's 3D tours of the one, two and three-bedroom show units on this page, then a live video walk with us.Read more
How much is an apartment at Laguna Lakelands Waterside Residences?
Banyan Group's term sheets list 79 homes for sale, from THB 8 million for a 48-square-metre one-bedroom on a lease to THB 37.91 million for the 260-square-metre duplex 3104. Freehold runs from THB 9.69 million to 37.76 million. One-bedrooms are THB 8 to 14.94 million, two-bedrooms 11.67 to 18.13, three-bedrooms 21.92 to 37.91. Prices are fitted; loose furniture is extra.
Is Waterside on the lake?
Near it, not on its edge. On the developer's site plan the fourteen Waterfront Villas and a private road lie between the four-floor blocks and the lake, and the seven-floor blocks stand behind those. Lake-side homes look towards the water over the villas. There is no beach; owners reach Bang Tao Beach through the RAVA Beach Club.
When will it be finished?
The developer's sale contract sets transfer by 31 December 2029, extendable by up to a year for causes outside its control, and its briefing gives 20 to 24 months a building. The term sheets of October 2026 still sell on construction stages. The lease sets no completion date. We confirm the state of each block in writing.
Is Waterside freehold or leasehold?
Both, unit by unit: 40 of the 79 available homes are freehold within the 49 per cent foreign quota, and 39 are a lease registered for 30 years, which the developer's standard lease promises to renew three times, 30 years each, and further on request. A lessee has no vote in the condominium's juristic person. General information, not legal advice.
Is Waterside the same as Lakeview Residences?
Yes. Banyan Group launched it as Lakeview Residences in February 2024, and its sale and lease contracts still call it Laguna Lakelands Lakeview Residences. The term sheets, brochure and plans say Waterside.
Which homes have a private pool?
Only in the four-floor blocks, Lily, Lotus and Jasmine: the three-bedroom 3C homes on the third floor and the three-bedroom duplexes over the first and second floors, among the homes now on sale. Every block has a pool on its roof; the seven-floor roofs carry a long infinity pool.
What does an apartment cost to run?
The developer's agreements set a common fee of THB 50 per square metre a month and a sinking fund of THB 100 per square metre a year, both on the total area and subject to change; for a 131-square-metre three-bedroom that is THB 6,550 a month and THB 13,100 a year.
Can I let it, and are pets allowed?
Lets of six months or less go only through the developer's designated rental programme, and buyers consent to the building's use for it; longer lets are allowed with notice. Pets are allowed if they cause no nuisance. We publish no rental figure.
How do I contact Embark Estate about Laguna Lakelands Waterside Residences?
Ask Embark Estate about Laguna Lakelands Waterside Residences: WhatsApp +66 64 773 5098, LINE @embarkestate or contact@embarkestate.com. We reply within four hours, 9:00 to 19:00 Bangkok time, Monday to Saturday.
Facts on this page are current as of October 2026 and are drawn from Embark’s own market briefing and the developer’s published materials. Where a fact reads as being confirmed, we are verifying it with the developer before stating it.
Embark Estate is an appointed sales agency for this project, appointed by Banyan Group. We can put the developer's own current availability and pricing in front of you rather than a portal's.
In practice that means we work from the developer’s own price list and unit schedule rather than from what has reached a portal. It does not change what we will tell you: an appointment is not a reason to recommend a building, and we will still say when this one does not suit the brief. Our Bangkok appointments are stated on the Bangkok branded-residences register. The developer publishes its own channel for this project at www.banyangroupresidences.com/thailand/phuket/laguna-lakelands-waterside-residences.
We publish no yield or capital-growth figure for this project. The one market range we quote is island-wide and before costs: on Phuket, condominiums typically 5 to 8 per cent a year, villas 10 to 15 per cent (Knight Frank Thailand, Phuket Villa & Condominium, 2024 year-end, published February 2025). It is not this project’s figure, and a single building can do better or worse. Where an operator publishes audited numbers for a specific building we quote them with their date, because a guaranteed return is usually a price concession wearing a yield’s clothing.
More to consider
What else to weigh
Before deciding, look at these too.
A shortlist of one is not a shortlist. These are the closest genuine alternatives to Laguna Lakelands Waterside Residences on our register, set beside it on the six things that decide one.
฿9.69M
One-bedroom with a multi-purpose room, type 1B, 68 sqm1 bd68 sqm · 59 sqm internal฿11.44M to ฿14.94M14 on the list
Two-bedroom, types 2A-1, 2A-2 and 2A-3, 70 to 80 sqm2 bd70 sqm · 64 sqm internal฿11.67M to ฿17.03M23 on the list
Two-bedroom, type 2A-6, 84 sqm2 bd84 sqm · 66 sqm internal฿13.09M to ฿14.09M4 on the list
Large two-bedroom, type 2E, 114 sqm2 bd114 sqm · 87 sqm internal฿18.13M4 on the list
Three-bedroom, types 3A-1 and 3A-2, 122 to 131 sqm3 bd122 sqm · 107 sqm internal฿21.92M to ฿28.76M7 on the list
Three-bedroom with a powder room, type 3B, 151 sqm3 bd151 sqm · 125 sqm internal฿29.59M to ฿32.15M6 on the list
Three-bedroom with a private pool, types 3C-1 and 3C-3, 192 sqm3 bd192 sqm · 118 sqm internal฿29.26M to ฿35.29M7 on the list
Three-bedroom duplex with a private pool, types 3D and 3E, 217 to 260 sqm3 bd217 sqm · 126 sqm internal฿35.34M to ฿37.91M8 on the list
The two-bedroom show unitMatterport, a measured walk-throughOpen the tour (opens in a new tab)
The site from the air, February 2025360-degree panoramasOpen the tour (opens in a new tab)
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