Buying at Laguna Phuket means buying from Banyan Group, which sells its new homes on the estate and at Laguna Lakelands beside it from dated term sheets: an apartment freehold within the 49 per cent foreign quota or on a 30-year registered lease, or a villa whose house you own on land you lease.
Six steps, the same on every Banyan project: choose from the dated sheet, check the specific home, reserve, sign within 30 days, pay by stage or deferred, and register the transfer or the lease.
1Shortlist from the sheetBanyan Group prices every home on a dated term sheet. We list each home, its price and the sheet's date.
2Check the specific homeFreehold or lease, the floor, the plan, the building's state. We confirm each in writing before you pay.
3ReserveTHB 100,000 below THB 30 million on the sheets, more above; lost if the agreements are not signed in time.
4Sign within 30 daysThe sale agreement for freehold, the lease agreement for a lease, of the date the developer sets.
5Pay by stage, or defer half20% at contract, the rest by construction stage; or half after completion over 1, 3 or 5 years, with interest.
6RegisterTransfer or lease registration at the Land Office, about 90 to 180 days after full payment and completion.
For a freehold apartment, Thai law expects the purchase money to arrive from abroad in foreign currency; the receiving bank issues the foreign-exchange transaction form the Land Office asks for. General information, not legal advice: confirm with your bank and an independent Thai lawyer.
02 · Four kinds of home
Which kind of Banyan home is this?
Banyan Group sells four kinds of home at Laguna, and the kind decides how a foreigner can own it and who may let it: hotel-residence apartments, private condominiums, hotel-residence villas and private villas.
run by the hotel
Hotel-residence apartment
–How a foreigner owns itA 30-year registered lease only
–Who may let itOnly the hotel
●Warranty on the structure5 years, 2 years other parts
Example on this siteResidences at Garrya Phuket
your own apartment
Private condominium
●How a foreigner owns itFreehold within the 49% quota, or a 30-year lease
◐Who may let itLets of 6 months or less through the developer; longer by you
●Warranty on the structure5 years, 2 years other parts
Example on this siteSkypark Elara, Waterside, Seashore
a villa the hotel runs
Hotel-residence villa
◐How a foreigner owns itHouse freehold, land on a 30-year lease
–Who may let itOnly the hotel
◐Warranty on the structure1 year
Example on this siteBanyan Tree Lake Residences Yara
your own house
Private villa
◐How a foreigner owns itHouse freehold, land on a 30-year lease; a Thai buyer may own the land
◐Who may let itLets of 6 months or less through the developer; longer by you
◐Warranty on the structure1 year
Example on this siteLakelands Waterfront Villas
From Banyan Group's four buyer FAQs of 31 January 2025, which the developer says are not part of any contract, checked against the project contracts we have read. Each project page states its own terms; the contract decides.
03 · The costs
What it costs beyond the price.
Beyond the price: a reservation fee set by price band, the 2 per cent transfer fee (shared equally on the current sale agreements), 1.1 per cent to register a lease, and a common fee and sinking fund for as long as you own it.
฿100k+Reservation feeTHB 100,000 below ฿30M; 300,000 to ฿50M; 500,000 to ฿100M; 1,000,000 aboveYou
2%Transfer fee (freehold)2% of the official appraised value, shared equally on the 2024-26 sale agreementsShared
Income tax, specific business tax, stamp dutyOn the developer's saleDeveloper
1.1%Lease registration and stamp duty1.1% of the lease price; each renewal's taxes and fees tooYou
฿50/m²Common feeAbout THB 50 per sqm a month on the condominiums, on the total areaYou
฿100/m²Sinking fundTHB 100 per sqm a year on the condominiumsYou
฿75kResale or assignment feeTHB 75,000, adjusted for inflation (Laguna Lakelands contracts)You
From the developer's term sheets of 2026 and its sale, lease and rules templates. Fees are subject to change and can be revised; each project page gives its own figures.
04 · The contract
What the contract says that the brochure does not.
We read the developer's sale, lease and rules templates in full. These are the clauses a buyer should know before reserving; each is in the Laguna Lakelands contracts, and most Banyan contracts share them.
Paying in full early costs you a rightA freehold buyer who pays everything before registration gives up the right to cancel with a refund if transfer is late.
The lease sets no completion dateThe freehold contract has a transfer deadline and a delay penalty; the lease has neither.
A lessee has no voteA leaseholder is not a co-owner and has no vote in the condominium's juristic person.
The developer's rental programmeOn Skypark Elara every buyer signs it at contract; on every condominium, lets of six months or less go only through it.
Resale needs consent and a feeThe seller's written consent and THB 75,000, adjusted for inflation, before an assignment or a resale.
Unpaid fees can block a resaleAfter transfer, the developer can have the debt-clearance certificate a resale needs withheld.
Fees move by formulaRates can be revised more than once a year, and estate costs outside the building are shared by a formula the developer sets.
From the Laguna Lakelands sale, lease and rules templates (Waterside, February 2024; Skypark Elara, October and November 2024). General information, not legal advice: have the contract read by independent Thai counsel.
05 · On sale today
Every Banyan project, priced and dated.
Each row is read from the developer's own term sheet, home by home: how many homes are on sale, the lowest price, how many are freehold, and the sheet's date.
Derived from our listings of the developer's term sheets. A project marked Ask has no current sheet with us; we ask Banyan Group for it.
Choosing between two
Two projects, side by side
The choices buyers bring us most, each compared from Banyan Group's term sheets and contracts: the homes left, the prices, what you own and who may let it.
Banyan Group's Laguna projects have won Asia Pacific Property Awards in each of the last three rounds; each line names the project, the round and the category.
Banyan Tree Beach Residences NammuAsia Pacific Property Awards 2025-2026, Thailand: luxury residential property; luxury residential development, 10 to 19 units (Banyan Group awards sheet, 27 Jan 2026)
Banyan Tree Grand ResidencesAsia Pacific Property Awards: Lagoon Pool Villas, residential development of 10 to 19 units, Thailand, 2024-2025; Seaview, best apartment or condominium, Thailand, 2023-2024 (Banyan Group awards sheet, 27 Jan 2026)
Banyan Tree Lake Residences YaraAsia Pacific Property Awards 2025-2026, Thailand: lakefront residential property; residential villa development, 10 to 19 units (Banyan Group awards sheet, 27 Jan 2026)
Laguna Beach Residences BaysideAsia Pacific Property Awards 2025-2026: best luxury condominium development, Asia Pacific and Thailand; residential development, 20 or more units, Thailand (developer brochure; Banyan Group awards sheet, 27 Jan 2026)
Lakelands Waterfront VillasAsia Pacific Property Awards 2025-2026, Thailand: residential property development; residential development, 10 to 19 units (Banyan Group awards sheet, 27 Jan 2026)
Laguna Lakelands Waterside ResidencesAsia 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)
From each project's record: the developer's brochures and Banyan Group's awards sheet of 27 January 2026.
07 · Owners' clubs
What ownership adds, beyond the estate.
Laguna owners receive The Sanctuary Club card, Banyan Group's owner-benefit card, valid on the estate and at the group's hotels worldwide; three projects add years of the Banyan Tree Private Collection, seven nights a year in Banyan Tree villas.
The Sanctuary Club, worldwide
At Banyan Group's hotels and resorts, on the group's table of June 2025:
30% off the best available rate for rooms
25% off food and drink
20% off the spa menu and the Banyan Tree Gallery
30% off golf green fees
15% off tours and laundry, 10% off airport transfers
A room upgrade, from 1 January 2026, plus early check-in or late check-out, breakfast and a welcome
Owners whose homes are in a hotel-branded rental scheme may also exchange 15 days of their yearly stay allowance for stays at participating group resorts. The estate's own 2026 card, with its own rates, is itemised on the Laguna Phuket page.
Banyan Tree Private Collection
Included with Banyan Tree Beach Residences Oceanus (ten years), Mazu (three years) and the four and five-bedroom villas of Banyan Tree Lake Residences Yara (three years), on the developer's term sheets:
7 nights a year in the highest villa category of a Banyan Tree resort
Or a private villa in Provence or Tuscany, or an apartment in London
30% off further stays, 50% off green fees, 20% off the spa and gallery
Banyan Tree Phuket, Bangkok, Bintan, Lăng Cô and Vabbinfaru; Buahan in Bali; Villa Grasse, Provence; Casa Lucardo, Tuscany; St John's, London.
From Banyan Group's membership table of June 2025, The Sanctuary Club brochure of 19 February 2026 and the Banyan Tree Private Collection brief of 17 March 2026. Terms and conditions apply, and the group may change them; we confirm what a specific home carries before you reserve.
How we verify
Where every line on this page comes from.
Every price comes from the developer's own term sheet, and every listing carries the sheet's date. When a sheet changes, the listing changes.
Every contract point comes from the developer's sale, lease and rules templates, which we read in full; we quote them and do not paraphrase them into promises.
We publish no rental income figure, no yield and no interest rate. The developer's interest rates come with its term sheet, which we send on request.
Embark Estate is one of Banyan Group's appointed sales agencies. The price is the developer's own; buying through us costs you nothing more than buying at its sales gallery.
Questions
What buyers ask first.
How do I buy a home at Laguna Phuket?
Choose a home from Banyan Group's dated term sheet, check its ownership route and the building's state, pay the reservation fee, sign the sale or lease agreement within 30 days of the date the developer sets, pay by construction stage or defer half, and register the transfer or the lease at the Land Office.
Can a foreigner buy freehold at Laguna Phuket?
An apartment, yes: freehold within the 49 per cent of a condominium that foreign buyers may own, which each term sheet marks home by home. A villa's land, no: a foreign buyer owns the house and leases the land for 30 years. Hotel-residence apartments are sold on a lease only. General information, not legal advice.
What does a 30-year lease with renewals mean?
The first 30 years are registered at the Land Office. Banyan Group's standard leases promise three further 30-year terms, and further renewals on request, without further rent; the lessee pays each renewal's taxes and fees. A renewal is a promise in a contract, not a right registered in advance.
What does it cost beyond the price?
A reservation fee by price band, the 2 per cent transfer fee (shared equally on the current sale agreements) or 1.1 per cent to register a lease, then a common fee of about THB 50 per square metre a month and a sinking fund of THB 100 per square metre a year on the condominiums.
Can I let my home?
It depends on the kind of home. Hotel-residence apartments and villas are let only by the hotel. Private condominiums and villas may be let for six months or less only through the developer's rental service; longer lets you may arrange yourself. We publish no rental figure.
Is Laguna Lakelands part of Laguna Phuket?
It is Banyan Group's newer community beside it, inland, around a chain of lakes: the Waterside Residences, the Waterfront Villas and Skypark Elara. Owners reach Bang Tao Beach through the RAVA Beach Club.
Who sells the homes?
Banyan Group, through its Laguna sales galleries and its appointed sales agencies. Embark Estate is one of them: the prices we send are the developer's own, dated, and buying through us costs nothing more.
run by the hotel
