The Phuket property market in 2026
Updated · ZODIAC Co., Ltd.
In 2026, Phuket remains Thailand's leading resort market for foreign buyers. According to the Real Estate Information Center (REIC), foreigners took transfer of 420 condominium units worth THB 2.43 billion in Phuket in the first quarter, with Russian buyers accounting for 44% of that value. Our catalogue of 174 current projects shows a market dominated by new construction, concentrated in Bang Tao, with median starting prices of about THB 6.2 million for condominiums and THB 29.9 million for villas.
About the data in this overview
This overview uses two kinds of numbers. National and provincial transaction figures are attributed to their source, mainly REIC data as reported by The Nation and Bangkok Post. Prices, supply and district comparisons come from our own catalogue of Phuket projects as of September 2026, which records starting prices, price per square metre, status and completion dates for the 174 projects we list. The catalogue is a large sample of the new-build and resale market, not a complete census, and it records asking prices rather than transaction prices.
We do not forecast prices. Where this overview describes trends, it is describing what the data show, not predicting what will happen.
Foreign buyers: what REIC data show
Nationally, REIC data reported by The Nation show 6,533 condominium units transferred to foreigners in the first half of 2026, worth THB 28.27 billion, down 8.8% in units and 1.5% in value compared with the first half of 2025. Chinese buyers remained the largest group by value at THB 6.87 billion, down 27.7%, while Russian buyers rose 75.9% to THB 3.60 billion, with purchases concentrated in Phuket and Chonburi. Myanmar buyers were third at THB 2.46 billion.
For Phuket specifically, REIC figures for the first quarter of 2026 show 420 condominium units transferred to foreigners, worth THB 2.43 billion. Russian buyers accounted for 156 of those units and THB 1.06 billion, or 44% of the value, and Phuket was the province with the highest transfer value for Russian buyers nationally. The average value per unit implied by these figures is well above the national average for foreign transfers, consistent with Phuket's focus on resort and higher-priced product.
Prices in our catalogue
Across the 84 condominium projects in our catalogue, the median starting price is about THB 6.2 million, with half of projects starting between about THB 4.75 million and THB 10 million. The median price per square metre is about THB 150,000. Twenty-five projects start below THB 5 million.
Across the 90 villa projects, the median starting price is about THB 29.9 million, with half between about THB 22.5 million and THB 49.5 million, and a median of about THB 82,000 per square metre of built area. Twenty-two villa projects start at THB 50 million or more, and only one starts below THB 10 million.
Prices by district
District medians from our catalogue show a clear hierarchy, though districts with few projects give less reliable figures.
- Bang Tao and Cherng Talay (103 projects): condominiums from a median of about THB 7.9 million and THB 155,000 per square metre; villas from about THB 29.9 million.
- Layan (24 projects): condominiums about THB 7.6 million and THB 166,000 per square metre; villas about THB 69.6 million.
- Kamala (8 projects): condominiums about THB 5.5 million; villas about THB 54.8 million.
- Rawai and Nai Harn (12 projects): condominiums about THB 5.3 million and THB 117,000 per square metre.
- Nai Yang (10 projects): condominiums about THB 5.0 million; villas about THB 22.2 million.
- Chalong (7 projects): condominiums about THB 3.7 million; villas about THB 27.1 million.
Condominiums versus villas
The two main product types behave differently. Condominiums are the only form of freehold available to foreigners and dominate foreign transfer statistics, which count condominium units. Our catalogue lists 84 condominium projects, of which 24 are completed, 43 under construction and 17 in pre-sale. The median smallest unit size is 46 square metres, reflecting a large number of compact one-bedroom products aimed at investors and long-stay residents.
Villas are usually sold to foreigners on registered leases and do not appear in condominium transfer data. Our catalogue lists 90 villa projects: 59 under construction, 16 completed, 12 in pre-sale and 3 partly completed. The median smallest villa is 342 square metres of built area, and more than half of villa projects start between THB 20 million and THB 50 million. Since the March 2025 Supreme Court ruling on lease renewals, the pricing of leasehold villas has had to reflect a 30-year term rather than marketing claims of 90 years.
Supply: a construction-led market
Phuket's market in 2026 is dominated by projects that are not yet finished. Of the 174 projects in our catalogue, 102 are under construction, 29 are in pre-sale and 40 are completed, with 3 partly completed. By scheduled completion, 12 projects are due in 2026, 70 in 2027, 37 in 2028 and a further 11 in 2029 to 2031.
This pipeline is concentrated in Bang Tao, which accounts for 103 projects. For buyers, the implication is choice and negotiating room in some segments, and competition for tenants and resale buyers as projects complete. Completion dates can also slip, which is one reason to check a developer's track record.
The pipeline also shapes the resale market. Buyers of completed units will be competing with developers still selling new stock nearby, often with payment plans and incentives. Resale sellers in the areas with the most new supply may need to price realistically against those offers.
Location premium
Proximity to the sea is strongly reflected in asking prices. In our catalogue, condominium projects within 500 metres of a beach have a median of about THB 180,000 per square metre, against about THB 128,000 for projects more than 1.5 km away. For villas, the median is about THB 150,000 per square metre within 1 km of a beach and about THB 74,000 beyond 3 km. Branded and resort-managed projects around Laguna and the beachfronts sit at the top of the range.
Rules that shape the market in 2026
Several regulatory developments matter for buyers this year. The Supreme Court's March 2025 ruling that pre-agreed lease renewals beyond 30 years are unenforceable has pushed the villa market to price leases on their 30-year term. The condominium foreign quota remains 49%, and proposals to raise it to 75% or to allow 99-year leases are not law. Enforcement against unlicensed short-term condominium rentals increased from 2025, while a Hotel Act amendment was accepted in principle by the House of Representatives in July 2026. An investment-based extension of stay with a THB 3 million property threshold took effect from October 2025 but is still settling. The land and building tax is being collected at full rates in 2026.
What this means for buyers
The data point to a market with strong foreign demand, but also a large pipeline and a changing mix of buyer nationalities. For buyers, that argues for selectivity: prefer projects with a clear advantage in location, quality or management; compare prices per square metre rather than headline prices; check completion risk; and base any rental plan on lawful letting. This is general market information, not investment advice, and your own circumstances should guide your decision.
We update our catalogue continuously and will refresh these figures as new data become available.