ZEN sells Botanica. We run a Botanica micro-site, we are paid by the seller, and we would be glad to sell you a villa in Foresta II. Read what follows with that in mind, and check every number against the developer's own documents, which are linked at the foot of this page. That is what we did.
Foresta II is a villa estate in Layan, at the northern end of the Bang Tao coast, from Botanica Luxury Villas. It follows Botanica Foresta, which is built, occupied and trading — our own book carries resales and long lets inside it. This review covers what the developer publishes, what our catalogue shows, and the places where the two do not line up.
The headline finding
Botanica publishes more detail about Foresta II than most Phuket developers publish about anything: a villa-by-villa price list with plot size, built area, the internal and external split, pool dimensions and the selling price, with sold units marked. It also publishes its ownership terms, its payment schedule, its sinking fund and its monthly estate fee, in the same document.
The problem is that there are three published versions of Foresta II, and they do not agree. The project page's factsheet, the price list that page links to, and an earlier list we captured in August describe different houses at different prices. Before anything else, that is the thing to resolve with the sales office.
What the current price list actually says
The brochure the project page links to is a 26-page PDF. We downloaded it on 21 September 2026; its price list sits on pages 21 and 22. It lists 32 villas. Three — F 15, F 45 and F 66 — are stamped SOLD rather than priced. That leaves 29 available, from ฿36,115,560 to ฿90,690,600, with a median of ฿42,793,920.
Thirty-one of the 32 are four-bedroom. One, F 11, is a five-bedroom on a 1,535 sq m plot. There is not a single three-bedroom villa in the list.
| Type | Beds | Built | Plots | Price range | Available |
|---|---|---|---|---|---|
| F2-4B | 4 bed, 5 bath | 405 sq m | 478–719 sq m | ฿36.12M–฿40.63M | 10 |
| F2-4A | 4 bed, 5 bath | 420 sq m | 669–1,030 sq m | ฿40.70M–฿47.46M | 8 |
| F2-4A.1 | 4 bed, 6 bath | 482–514 sq m | 750–864 sq m | ฿46.37M–฿50.47M | 5 |
| F2-4C.1 | 4 bed, 6 bath | 700–717 sq m | 1,033–1,339 sq m | ฿67.46M–฿73.39M | 5 |
| F2-5C | 5 bed, 7 bath | 845 sq m | 1,535 sq m | ฿90.69M | 1 |
Botanica's published price list for Foresta II, downloaded 21 September 2026. Excludes F 15, F 45 and F 66, marked sold. The list itself carries the note that areas and prices may change without prior notice.
Within a type the price moves with the plot and nothing else. Ten F2-4B villas are identical houses — 405 sq m built, 229 internal, 176 external — and run from ฿36.12M on 478 sq m of land to ฿40.63M on 719 sq m. That works out at roughly ฿18,700 for each extra square metre of garden. It is a clean way to buy: pick the house, then decide how much land you want under it.
The three versions
Here is the same project as three different documents describe it.
| Source | Price range | Bedrooms | Built area | Villas |
|---|---|---|---|---|
| Project page factsheet | ฿31.5M–฿50.8M | 3–4 | 324–498 sq m | not stated |
| Price list linked from it | ฿36.1M–฿90.7M | 4–5 | 405–845 sq m | 32 listed |
| Masterplan block, same page | — | — | from 405 sq m | 49 |
| Earlier list we hold | ฿33.2M–฿67.2M | 3–4 | 350–704 sq m | 33 listed |
All four checked or dated 21 September 2026, except the last, which we captured from a Botanica brochure on 31 August 2026.
These are not rounding differences. The list we captured in August gives unit F 01 as a single-storey three-bedroom on a 642 sq m plot at ฿37,184,000. The list published today gives F 01 as a four-bedroom, 420 sq m built, on 676 sq m, at ฿40,828,320. Same unit number, different house. The August list shows F 16 and F 17 as pending with no price; today's shows them at ฿67,460,640 and ฿73,388,640.
We cannot tell you which is current, because neither document is dated internally and the developer does not say. The page's own factsheet, meanwhile, still advertises three-bedroom villas from ฿31.5M that appear in no price list we have seen. Ask the sales office for a dated price list, in writing, before you reserve anything. Our guide to the checks to run before you sign covers why the document, not the conversation, is the thing that binds.
What it costs against the rest of Bang Tao
On 21 September 2026 our catalogue held 62 four-bedroom villas for sale in Bang Tao with a published price. Their median asking price was ฿37,250,000, on a median 471 sq m of built area and a 644 sq m plot. Foresta II's 29 available villas have a median of ฿42,166,800 at four bedrooms, on 420 sq m built and a 734 sq m plot.
So the new house is smaller than the district median and sits on a bigger plot. Per square metre of building, which is the fairer comparison, Foresta II asks about 15% more.
The middle bar is the interesting one. Two four-bedroom villas in the delivered Botanica Foresta are on our sale book, at ฿43,200,000 and ฿42,500,000, both 450 sq m built, on 777 and 794 sq m plots. That is ฿96,000 and ฿94,444 per built square metre, against ฿96,426 for the new phase. Per square metre, the new villas ask roughly what the finished ones next door resell for.
Two listings is not a market, and we will not pretend otherwise. But the direction is worth knowing: the premium here is over the wider Bang Tao market, not over Botanica's own resale.
On yield, we can be honest at district level and not below it. Bang Tao's 198 four-bedroom villas offered on twelve-month lets ask a median ฿230,000 a month against that ฿37.25M sale median — an implied gross yield of 7.4%, before fees, management, maintenance, tax and void months, and computed across two different pools of property on asking prices rather than achieved ones. The five Botanica Foresta villas on our rental book, all on twelve-month minimums, ask ฿220,000 to ฿350,000 a month. Five listings against two is too thin to build a project-level yield on, and we have not.
Ownership, payments and the running cost
The brochure's terms page is unusually direct, and every line of it matters to a foreign buyer.
- Freehold is for Thai buyers and Thai companies only. The developer says so in writing. Foreign buyers take a 30-year registered land lease. Before you sign one, read what a 30-year lease renewal really means and the routes a foreigner actually has. This is the single most consequential line in the document.
- Transfer taxes and fees are split 50/50 between developer and buyer or lessee.
- Off-plan payments run 2% on reservation, 28% on contract within 30 days, 20% at finished foundation posts, 15% at concrete and roof structure, 15% at finished walls, 10% at floors, paint, windows and door frames, and 10% at built-in furniture, kitchen, transfer and land registration. That is 65% paid by the time the roof structure is done, and 90% before the final stage.
- A finished villa is 2% on reservation, 48% on signature within 30 days, 50% at transfer.
- A sinking fund of ฿100,000, paid once.
- A monthly common area fee of ฿20 per sq m, covering 24-hour security, rubbish collection, common electricity and common-area landscaping. The document does not say whether the rate applies to plot or built area. On an F2-4B that is ฿8,100 a month against its building and ฿10,000 against its 500 sq m plot — a ฿23,000 difference over a year. Get that defined.
- Prices are fixed in Thai baht only. Villas come finished with pool, air-conditioning, built-in wardrobes, kitchen and landscaping. A furniture package is optional and separately priced.
The developer
Botanica states that it launched its first project in 2004 and has since completed over 27, and lists 19 or more industry awards including an Asia Pacific Property Award in 2025. Twenty-six projects are currently on its own projects page, from ฿10.8M at the Hythe condominium to ฿256.8M at Grand Avenue Zone A1. It also claims the highest market share among villa developers in the region, citing Colliers Thailand in 2024; we could not find that Colliers publication, so treat it as the developer's claim rather than an established figure.
The more useful evidence is nearer to hand. Botanica Foresta, the phase before this one, is finished and lived in, which means the architecture, the landscaping standard and the way the estate is run can be walked rather than imagined. You can see what is on our book inside Foresta and the Botanica estates generally. For an off-plan purchase, a delivered neighbouring phase is worth more than any brochure.
The disadvantages
Every project review needs this section, and this one is not short.
- Three published versions that disagree. Covered above. Until the developer issues a dated list, you cannot be certain what you are buying or what it costs.
- No completion date is published anywhere — not on the project page, not in the brochure. For an off-plan purchase with 65% due by roof stage, that is the figure you most need and the one you cannot get from public material.
- The only construction update on the project page is a video titled September 2023. Three years on, with the page advertising a grand opening registration, there is no published evidence of current progress.
- No freehold for foreign buyers. A 30-year lease is a different asset from a title, with a different resale market and a renewal question at the end of it.
- You pay about 15% more per built square metre than the Bang Tao four-bedroom market, and the house is smaller than the district median. The land is where the extra goes.
- The estate fee base is undefined, and the difference between the two readings is real money over a holding period.
- The scheme's shape is not public. The masterplan block says 49 villas; the price list covers 32, and the numbering runs F 01 to F 20, jumps to F 38 to F 49, and then includes an F 66. Nothing published tells a buyer how many villas are still to be built, how many are sold, or what goes on the plots next to theirs.
Who it suits
It suits a buyer who wants a large plot in Layan with a new house on it, who is comfortable taking a registered lease rather than a title, and who will do the work of getting a dated price list, a completion date and a defined estate fee in writing before reserving. At ฿36.1M the entry sits above three quarters of the villas on our island-wide sale book, and just below the midpoint of Bang Tao's four-bedroom stock, 32 of whose 62 listings ask that much or more. This is not the value end of the market.
It suits an investor less well than the per-square-metre figure suggests. The yield arithmetic we can do honestly is district-level, and an off-plan purchase carries a build period during which it earns nothing.
It does not suit anyone who needs three bedrooms, anyone who needs freehold title, or anyone who needs to know when the house will be finished before they pay 30% of its price.
How to see it
Botanica publishes a 360 tour of Foresta II on its project page, and the delivered Foresta phase next door can be visited. We will arrange both, and we will ask the developer for a dated price list and a completion date before you go rather than after.
If you are weighing Foresta II against other Bang Tao stock, tell us what you are looking for and we will send a shortlist from the same book these figures came from — including the villas already built in Foresta, which for some buyers answer the question better than the new phase does. You can also browse what is currently for sale, or read our breakdown of which Phuket areas are worth buying in.