与 Layan Real Estate 一起的普吉岛房产投资考察团

Who the tour is for

Three kinds of buyer book it, and the programme bends to each. People buying a home — a villa or a large condo, usually between $300,000 and $3 million — who want to live in it for part of the year and let it for the rest. For them the tour is about districts first: school runs in 邦涛, the quiet of 拉扬, the hills above 卡马拉, the long-stay town of 拉威. Investors buying for income — condos and condo-hotel units from roughly $150,000 — who care about the rental programme, the management company and how the declared yield was calculated. For them the tour is about walking finished buildings in the same district as the off-plan one, and about reading the pool agreement before the brochure. Buyers of several units or a larger budgetwho compare Phuket with Bali, Dubai or the Spanish coast and want the numbers on one table before they fly: for them the first day is the catalogue index, district by district, and the site visits follow the shortlist.

If you are still deciding whether to buy at all, or where on the island to rent for six months, the free half-day orientation tour is the right first step; this page is for people who already have a budget and a horizon.

The programme: one to three days

Day 1 — the north-west

邦涛, 拉扬, 苏林 and 卡马拉 hold 179 of the catalogue’s projects on September 5, 2026, so the first day is spent there. We start at Boat Avenue and the Laguna estate to see what a finished, managed district looks like twenty years on; drive the 拉扬 road to the beach and the sites under construction along it; cross to 苏林 and 卡马拉 for the hillside villas and the Millionaires’ Mile. Two or three building sites at their real stage — foundations, structure, fit-out — and one or two finished projects where a unit can be opened. Lunch is where residents eat, not at a show flat.

Day 2 — the south

拉威, 奈汉, 查龙 and the 攀瓦 cape: the largest long-stay market on the island, cheaper per square metre, and priced differently — condos from the low $100,000s in 拉威, sea-view villas above $1 million on the 攀瓦 side. Here the comparison is between a ready project with a rental history and an off-plan one three kilometres away, and between a villa on a lease and a condo in freehold quota. The day ends at 查龙 pier or a 拉威 longtail, which is also how the south lives.

Day 3 — the paperwork

A meeting with an independent lawyer, not the developer’s: the ownership structure for the shortlisted units (freehold quota, leasehold, company), the reservation and sale-and-purchase agreements, the payment schedule against construction stages, the transfer costs at the Land Office, and how money is brought into Thailand so the foreign-exchange form supports a later resale or repatriation. If a bank account or a long-term visa is part of the plan, the same day covers what each requires. Nothing is signed on the tour; the lawyer’s notes and the unit list are yours to take home.

A one-day version keeps to one coast and two or three sites; a two-day version does both coasts; the third day is added when a shortlist exists. Pick-up is from your hotel or villa anywhere on the island; the car, the driver and the agent are Layan Real Estate’s, and Artem leads the tours himself when he is on the island.

Demand: what the visitor statistics and the index say

A rental return needs guests, so the tour reads the official numbers before the developer’s. In 2025 Phuket received 10,748,204 foreign visitors out of — in total, with hotel occupancy at 76.3% and an average stay of 4.9 days (Ministry of Tourism and Sports, Thailand, retrieved September 2026). The three largest markets by guest arrivals were 俄罗斯 (17.3% of foreign arrivals), 中国 (12.8%) and 印度 (10.2%), which is why the north-west builds for Russian and European long stays and the south for everyone else. The monthly series, the seasonality and every market are on the statistics pages.

The Phuket Travel Price Index gives the other side of the yield arithmetic — what a guest actually pays. In the September 2026 revision a 4-star hotel night island-wide was $62 (median, n = 210) and a three-bedroom villa month $3,975 (n = 125). A developer’s projected yield can be divided by those rates to see how many nights a year the unit must be let; the district pages carry the same figures per area, and the villa series is re-measured on the 1st and 15th of each month.

Ownership, in plain terms (as of September 2026)

• Condominium, freehold. A foreigner may own a unit outright inside the foreign quota — up to 49% of the saleable area of the building under the Condominium Act — with the purchase funds brought in from abroad in foreign currency and documented by the receiving bank. When the quota is full, the remaining units are sold to foreigners on leasehold.
• Villa or house, leasehold. Foreigners cannot own land. The usual structure is a lease of the land registered at the Land Office for the legal maximum of 30 years, with the house itself owned separately; renewal clauses are a contract between the parties, not a right the law guarantees, and the resale value of a lease falls as the term runs down.
• Thai company. A company with Thai-majority shareholding can own land. It must be a real company — genuine Thai partners, capital, accounts — because nominee shareholding is prohibited and has been investigated; the lawyer on day three says whether it is appropriate at all in your case.
• Transfer costs. Registration fees and taxes are paid at the Land Office on transfer: a 2% transfer fee on the appraised value, plus either specific business tax of 3.3% (if the seller held the property under five years) or stamp duty of 0.5%, plus withholding tax; who pays which part is negotiated in the sale contract. Off-plan purchases pay in stages against construction.
• Residency. Buying property does not by itself grant a visa; long stays use the tourist visa, the Destination Thailand Visa, a retirement visa or the Long-Term Resident visa, each with its own conditions. The visa guide keeps the dates.

General rules only, dated September 2026; they change, and each purchase turns on the specific documents. The tour’s lawyer, not this page, is the advice.

What the tour is not

It is not a sales event and it does not end at a signing table: reservation agreements come later, after the lawyer’s reading, and only on request. It does not promise a yield: the figures above are the developers’ own projections and are labelled as such; the agency’s view of each one is given in person, project by project. It is not exclusive to VillaCarte Group’s projects: Layan Real Estate is the agency the group started with and it sells the group’s developments among 348 others in the catalogue at the developer’s list price, so the shortlist follows your brief, not the agency’s stock. And it is not a sightseeing day — for beaches and viewpoints there are the day tours.