What our desk in Ko Kaeo actually tells people: where the yield really is, how foreigners can and cannot hold property here, what the schools cost, and which rules changed this month.
Zenithy La Ville, Reviewed: The Two Collections Still Selling in Koh Kaew
Nineteen of the 22 villas at Zenithy La Ville were priced and offered on the developer's own 28 August list, from ฿19.9 million to ฿43.0 million. The house is nearly identical on every plot, so the price follows the land: about ฿93,000 per square metre of plot on all fifteen regular-priced plots. No completion date, ownership structure or running cost is published.
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Buying a Family Home in Phuket: What Changes When You Have Kids
Of 632 landed homes for sale on our book, 300 have four or more bedrooms, and the fourth bedroom adds 27% to the median asking price in Chalong and 64% in Bang Tao. What a family should check: the pool, the plot, the school run and the length of the title.
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Thailand's Long-Term Visas in 2026: LTR, DTV and Elite, Compared
Three long-stay routes, three different bargains: the DTV's 500,000 baht bank balance and 180-day stays, the LTR's income or asset test with a 50,000 baht ten-year fee, and a Thailand Privilege membership from 650,000 baht. What each one's own published pages say, and the DTV paperwork change reported for 31 August 2026.
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Phuket Rental Deposits: How to Get Yours Back
The Civil and Commercial Code says nothing about deposits, so the cap, the deductions and the return deadline come from your contract — or, if the landlord lets three or more units, from a 2025 Royal Gazette notification and the state's model lease. What each says, what to keep, and what to do when the money does not come back.
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How to Choose a Phuket Real Estate Agency: Seven Questions Worth Asking
A 2023 review of Thai law found no licensing standard for real estate brokers, so the checking falls to you. Seven questions, each tied to the Civil and Commercial Code or a public register: who the company is, who it works for, what triggers the fee, how long you are tied, who holds the money, what it has verified and whose listing it is.
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Kajonkiet and QSI: Phuket's Mid-Fee International Schools, Compared
On their own 2026/27 fee schedules, Kajonkiet (KIS) charges ฿285,000 to ฿454,000 a year and QSI charges US$15,100, about ฿507,000, from age five. QSI is the cheaper school below five and has English support inside its fee; KIS is the cheaper one from five up and gives 15% off a second child.
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Top 5: Investment Villas for Sale in Phuket, October 2026
Five Phuket villas that are for sale and let at the same time, so both numbers are public: ฿11,000,000 to ฿39,900,000, renting from ฿120,000 to ฿600,000 a month. Three in Bang Tao, two in Rawai, with photographs and the gross figure on each.
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ZEN Publishes a Phuket Villa Price and Rental Yield Index
We have published a Phuket villa price and rental yield index: district medians and gross yields drawn from our own catalogue of asking prices, free to reuse with attribution. It measures our book rather than the island, and every month is frozen at a permanent address so a quoted figure stays checkable.
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Top 10 Alternatives to FazWaz in Phuket
A study of FazWaz's Phuket inventory, run on 7 October 2026. Of 4,120 villas listed, 16 carry the site's own verification badge. The headline figure of 22,841 Phuket properties is about 70% condominiums. And two of the ten alternatives listed are published by the group FazWaz itself is named under.
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Phuket Property Taxes and Transfer Fees: Who Pays What at the Land Office
The seller's tax bill peaks at the five-year mark and then falls by nearly a third. On 10 million baht of appraised value it runs to 855,000 baht for a sale completed in year five and 610,000 in year six — a 245,000 baht swing that turns on the date on the deed, not the price.
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Laguna Phuket, Reviewed: Park, Village and What the Estate Costs to Own
The developer has stopped publishing Laguna Park and Laguna Village. Three of its own project pages now return 404, neither estate appears on its current site, and the three Laguna homes it still lists on its resale desk were released in spring 2024. Two of the three mark the estate fee "TBC", and all three are leasehold.
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Top 10: The Most Expensive Villas for Sale in Phuket, October 2026
Ranked on asking price across the 633 villas and houses listed for sale on our own book on 5 October 2026. The top is ฿816 million in Kamala; the median is ฿22 million. Ten listings — 1.6% of the book — carry 15.9% of its value, and ranking the same ten by price per square metre reorders them completely.
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Healthcare in Phuket: Hospitals, Insurance and What It Costs
Phuket's main hospitals all sit in and around Phuket Town, which holds 1.7% of our long-let book. Two are JCI-accredited, not the three some lists claim. A retirement visa now requires 3 million baht of medical cover, up from 400,000 — and we could not find a published tariff at any private hospital on the island.
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Phuket Market Pulse — October 2026
Asking prices on the same Phuket homes barely moved in September. Of 1,801 rentals on our book on both 4 September and 1 October, 1,776 ask exactly the same rent, and only three of 667 continuing sale listings changed price. The sale book grew 8.9%, most of it above the median.
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Buying Off-Plan in Phuket: How Not to Lose Your Deposit
Off-plan money is protected by the contract, not the brochure. In a licensed estate of ten or more plots, Thai law fixes the sale contract's form and lets the buyer cancel for any breach by the developer and claim back everything paid, with interest. Escrow exists but is optional. Here is what to check before the large instalments start.
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Buying a Phuket Villa Direct From the Owner: What That Really Means
A buyer going direct is not saving the commission: on our book it is contracted with the seller, not the buyer. FazWaz's own pages put its commission outside Bangkok at 5% and state that one listing syndicates automatically to eight sites, among them Dot Property, Thailand-Property and Hipflat. Here is what each channel actually is, and what going direct transfers to you.
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HeadStart International School, Reviewed
HeadStart charges ฿347,000 to ฿540,000 a year across two Phuket campuses, and its published fee table has not moved since we last checked it in August. What has changed is what we could verify around it: the school's own fees page contradicts itself on whether school trips are included, the site banner and the results page disagree on this year's IGCSE grades, and the bus that decides where you can live sits outside the fee table entirely.
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What's Actually Included in a Phuket Villa Rental (and What Isn't)
Almost every Phuket villa on a long let comes furnished, and almost none of them comes with the bills. No listing field on our book records who pays for electricity, water, pool or garden — so the lease has to. Here are the published utility rates, the services with no published price, and the eight questions to settle before signing.
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Botanica Foresta II, Reviewed: Plots, Prices and What the Developer Publishes
Botanica's own price list for Foresta II, downloaded on 21 September 2026, covers 32 villas in Layan, three of them sold; the 29 available run from ฿36.1M to ฿90.7M. That list, the project page's own headline range and an earlier list we hold do not agree with each other, and none of Botanica's published material gives a completion date.
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Villa Rental Prices Near Phuket's International Schools
On a twelve-month let, the median three-bedroom villa in the districts around Phuket's international schools asks from ฿100,000 a month in Kathu, where KIS sits, to ฿150,000 in Bang Tao, home to HeadStart's Cherngtalay campus. Ko Kaeo's low headline rent near BISP comes from its houses; its villas ask ฿105,000.
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Branded Residences in Phuket: What the Brand Actually Buys You
A branded Phuket home can ask several times what its neighbours ask per square metre — a Banyan Tree villa on our book asks 7.5 times the Bang Tao villa median — while Banyan Group, the largest operator, publishes no rental split at all. Here is where Phuket's branded schemes are, what their operators publish, and what the brand does and does not pay for.
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Due Diligence on a Phuket Villa: The Checks to Run Before You Sign
Every check that matters on a Phuket villa runs against a public record: the Land Office register, the land development licence, the building permit and the 2024 Phuket environmental notification, which bans new building above 140 metres and caps hillside houses at a 90 square metre footprint. Here is each check, the statute behind it, and what a failure puts at stake.
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List Your Phuket Villa or House for Sale or Long-Term Rent, Free
Owners can now list a Phuket villa or house with ZEN for sale, long-term rent or both, straight from our website and free of charge. Here is what the form asks, what happens after you send it, and what we will not take.
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UWC Thailand, Reviewed
UWC Thailand is the only school in Phuket authorised for all three IB programmes, and its Diploma cohort has finished above the worldwide average in each of the last ten years. It also sits near the top of the island's fee table: ฿933,000 a year at Grades 11–12, or about ฿1.86m in year one with full boarding. What the fee covers, what it quietly does not, and the family it actually suits.
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Best Areas to Buy Property in Phuket in 2026, Ranked by What You Want From It
There is no single best area in Phuket, and our own book proves it. The most expensive square metre is in Kamala, the deepest market is Bang Tao, the highest implied gross yield on a three-bedroom villa is Rawai at 9.1%, and the cheapest space is Kathu. Change the bedroom count and the yield order changes with it. Eight districts, 689 sale listings, ranked four different ways.
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Freehold, Leasehold or Thai Company: How Foreigners Actually Hold Phuket Property
A foreigner cannot own land in Thailand, and 86% of the Phuket sale book sits on land. Four routes remain: a condominium unit inside the building's 49% quota, a registered thirty-year lease, the forty-million-baht ministerial permission almost nobody uses, and the Thai company that is a criminal offence for everyone who signs it. Here is what each one gives you, and what the statute actually says.
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Phuket Market Pulse — September 2026
Asking rents did not move. Our Phuket book grew 2.7% over the fortnight to 3 September, to 2,512 priced and available listings, while the median three-bedroom rent held unchanged in five of the seven districts we can measure.
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Signing a Long-Term Villa Lease in Phuket: The Clauses That Matter
Thai law has already written most of your villa lease. The Civil and Commercial Code sets who repairs what, how much notice you get, and what happens when the villa is sold — all without the contract saying a word. Here are the defaults, what a lease costs to register once it runs past three years, and the six clauses worth arguing over before you sign.
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British International School Phuket (BISP), Reviewed
BISP charges the highest tuition on the island — ฿489,000 to ฿982,700 for 2026/27 — and publishes more of its numbers than any other Phuket school. Reviewed against stated criteria: curriculum, accreditation, its own results, the full cost of year one, and what it costs to live within reach of the gate.
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The 30-Year Leasehold, Honestly: What Renewal Really Means in Thailand
A registered 30-year lease is a right in the land. The "+30+30" after it is a personal promise, and in 2025 the Supreme Court ordered a Phuket lessee out at the end of year 30 despite having paid for ninety. Here is what the promise is worth, against whom, and what a villa costs if you price it at thirty years and nothing more.
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What a Phuket Villa Actually Costs: Every Fee Between Offer and Keys
The heavy transaction taxes in Thailand fall on the seller, not the buyer. On a 21.9 million baht villa taken by registered lease, the buyer's own paperwork comes to roughly 278,000 baht — about 1.3% of the price. Here is every line of it, with the statute behind each one.
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International Schools in Phuket: The Complete 2026/27 Map
Published 2026/27 tuition for one primary-age child runs from ฿317,520 to ฿767,700 across seven Phuket international schools — a 2.4x spread. Adding twelve months of rent in each school's own district reorders the list entirely.
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High-ROI Villas in Phuket: Which Areas Actually Deliver the Yield
Gross rental yields across Phuket run from 3.4% to 9.1% depending on the district. We matched 1,793 long-term rentals against 653 villas for sale, bedroom for bedroom, to find where the return actually is.
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Rent or Buy: What’s the Best Option for Long-Term Living in Phuket?
Phuket is a dream destination for many, offering stunning beaches, vibrant culture, and a tropical lifestyle. If you’re considering settling on this paradise…
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Investing in Phuket Real Estate: Tips for Beginners
Phuket is not just a tropical paradise; it’s also a booming hub for real estate investment. Whether you’re looking to grow your portfolio, secure a vacation…
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Paradise for Life and Investment: Top Phuket Areas for Real Estate with High ROI
Phuket has become a magnet for investors worldwide due to its unique blend of natural beauty, modern infrastructure, and a steady influx of tourists. The…
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Destination Thailand Visa: Work and Explore Thailand with Ease
Starting July 15, 2024, Thailand has introduced the Destination Thailand Visa (DTV) , a groundbreaking option for those looking to work remotely while enjoying…
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