ZEN sells at Laguna. Four Laguna houses sit on our sale book this morning and twenty-nine on our rental book, and we are paid by the seller or the landlord. Read what follows with that in mind. Every figure below comes either from our own catalogue, with the sample size stated, or from a page the developer or its listed parent published itself — all of them listed at the foot of this article with the date we checked them.
Laguna Phuket is an integrated resort estate on the Cherng Talay coast. Its own site describes it as spanning "over 1,000 acres of lush parkland and beachfront", on "a 3km stretch of pristine beach", home to "six world-class hotels" and an "award-winning 18-hole golf course", and "just a 25-minute drive from Phuket International Airport". Inside it sit several residential estates. This review covers the three built, landed ones our book actually trades: Laguna Park, Laguna Village and Laguna Homes. The developer’s published material covers the first two and we found no current page for the third, so the sections below say which estate each figure belongs to.
The headline finding
The developer has largely stopped publishing these two estates. That is the first thing a buyer should know, and anyone can check it.
Laguna Property's own domain now redirects to Banyan Group Residences. That site lists twenty Phuket projects, and neither Laguna Park nor Laguna Village is among them. The old site's own navigation still links to three pages — Laguna Park, Laguna Park 2 and Laguna Village Residences — and on 5 October 2026 all three returned "Page not found". None of the four current Phuket project pages we checked carries a price, the letters THB or the words "starting from" anywhere in its page source. The brochure arrives after you leave your details.
What survives is the resale desk, and it still works. That is where the developer’s remaining published Laguna prices sit.
What the developer still publishes
Three Laguna landed units were listed on the developer's resale pages on 5 October 2026. Each carries a release date, a plot size, an ownership type and a common area fee field. These are the developer's own figures, copied as published.
| Unit | Type | Beds | Built | Plot | Ownership | Estate fee | Released | Asking |
|---|---|---|---|---|---|---|---|---|
| LP061, Laguna Park | Villa | 5 | 340 sq m | 340 sq m | Leasehold | TBC | 9 Apr 2024 | ฿25,000,000 |
| LP062, Laguna Park 2 | See below | 5 | 423 sq m | 480 sq m | Leasehold | TBC | 11 Apr 2024 | ฿34,000,000 |
| LL008, Laguna Village Townhomes | Townhome | 3 | 425 sq m | 498 sq m | Leasehold | ฿150 / sq m / year | 20 Mar 2024 | ฿25,000,000 |
Four things in that table are worth sitting with.
Every one is leasehold. Not "leasehold or freehold depending on structure" — the developer's own ownership field reads Leasehold on all three. Its resale FAQ explains why: for residential properties such as Laguna Park and the townhomes, "ownership may be freehold to Thai citizens and leasehold to foreign buyers". A foreign buyer gets the building and a registered lease on the land.
The estate fee is "TBC" on both Laguna Park units. The developer's own resale desk, selling its own estate, does not state what the estate charges. The one figure it does give — ฿150 per square metre per year, on the Village townhome — does not say whether that square metre is plot or built area, which on a 498 sq m plot and a 425 sq m house is a difference of about ฿11,000 a year.
The dates are all 2024. Every card on the first page of the resale list carries a 2024 release date, and the three Laguna ones run from 20 March to 11 April 2024. The site footer still reads "© Laguna Property 2022". An asking price released two and a half years ago is a starting point for a conversation, not a market price.
The developer contradicts itself on LP062. The listing card calls it a Townhome. Its own detail page, one click later, gives the property type as "Villa/Detached House". We are not going to resolve that for you — ask which it is, in writing, before you value it.
What the estate costs to own
The last full rate we could find Laguna publishing for these houses comes from the Laguna Park project page as it stood on 27 January 2022, now reachable only through the Internet Archive. It set out two annual charges on the land, measured in square wah:
- Common area charge: "The initial estimated fee for Townhomes and Villas shall be Baht 400 / square wah per year."
- Sinking fund: a further "Baht 100 / square wah per year", for major infrastructure repairs, collected regularly rather than as a lump sum.
One square wah is four square metres, so ฿500 per wah per year is ฿125 per square metre of plot per year. On the plot sizes actually trading at Laguna, that works out as follows.
| Plot | Square wah | Common area, per year | Sinking fund, per year | Total, per year |
|---|---|---|---|---|
| 120 sq m | 30 | ฿12,000 | ฿3,000 | ฿15,000 |
| 300 sq m | 75 | ฿30,000 | ฿7,500 | ฿37,500 |
| 480 sq m | 120 | ฿48,000 | ฿12,000 | ฿60,000 |
| 700 sq m | 175 | ฿70,000 | ฿17,500 | ฿87,500 |
| 1,624 sq m | 406 | ฿162,400 | ฿40,600 | ฿203,000 |
Treat that as arithmetic, not as this year's bill. It is an "initial estimated fee" from a page that no longer exists, for one estate, and the same document says charges "differ by development depending upon the total expenses and the total number of properties". Laguna Village's one published figure, ฿150 per square metre per year, is on a different basis again. Ask Laguna Estate Services for the current schedule for your specific house, in writing, and ask what it was three years ago.
Three smaller costs the same 2022 page did publish, and which are easy to forget when you are budgeting: an electricity meter deposit of ฿15,000, a water meter deposit of ฿5,000, and — if you let the house — withholding tax on rental income at 15% for a non-resident owner against 5% for a Thai tax resident. Transfer costs are separate again; the developer's current resale FAQ puts lease registration at 1% and the building transfer fee at 2%, which is consistent with the full fee list we publish.
What our own book shows
On 5 October 2026 our catalogue held 29 available landed Laguna rentals and 4 available landed Laguna sales with a published price, across Laguna Park, Laguna Village and Laguna Homes. Every one of the 29 rentals carries a twelve-month minimum lease, so these are long lets, not holiday rates.
| Estate | Rentals (n) | Rent range, per month | Median | Sales (n) |
|---|---|---|---|---|
| Laguna Park | 17 | ฿80,000 – ฿250,000 | ฿130,000 | 2 |
| Laguna Village | 6 | ฿140,000 – ฿420,000 | ฿245,000 | 2 |
| Laguna Homes | 6 | ฿300,000 – ฿650,000 | ฿450,000 | 0 |
The four sales are the whole sale market as we hold it: a 3-bed at ฿13,500,000 on a 300 sq m plot and a 4-bed at ฿24,500,000 in Laguna Park, and in Laguna Village a 4-bed at ฿24,900,000 on 480 sq m and a 4-bed at ฿68,000,000 on 1,624 sq m. Four listings is not a market you can take a median from, and we are not going to print one. It is also too thin to compute a yield against the rental side, so we have not.
One honest comparison we can make is with ourselves a month ago. Of the 28 Laguna listings present in both our 3 September and our 5 October snapshots, 27 held their asking price and one rose, from ฿180,000 to ฿200,000 a month. Five new listings arrived and two left. Nothing here is moving fast in either direction.
The developer's record
The parent company is not obscure and not small. Laguna Resorts & Hotels is listed on the Stock Exchange of Thailand, and its audited 2025 accounts show the property development segment earning ฿4,971 million from external customers against ฿3,915 million from the hotel business — the property arm now out-earns the resort that gave it its name. Its own second-quarter statement to the exchange, dated 11 August 2026, reports a ฿15,655 million property sales backlog still to be recognised.
That filing also tells you where the company's attention is. The projects it names as recognising revenue are Skypark Celeste, Banyan Tree Beach Residences Aegir and Nammu, Angsana Oceanview Residences and Laguna Beach Residences Seashore. Laguna Park and Laguna Village are not on the list, and the developer's own resale pages mark both Park units "Completion: Completed". These are finished estates in a group that is busy building newer ones.
For a buyer that cuts both ways. The counterparty maintaining your roads and your security is a listed company with a large forward book, which is reassuring. The estate you are buying into is no longer the one its sales office is trying to sell, which is why its published record has gone quiet.
The case for
- The infrastructure is real and specified. The 2022 project page lists 24-hour security, private internal roads, power from the Provincial Electricity Authority, water from reservoirs within the complex and the Provincial Water Authority, daily refuse collection and a dedicated Laguna Estate Services team for common areas. It is more than most Phuket developers put in writing, and it is worth asking any estate for the same list.
- Owner privileges are published and specific. The Sanctuary Club card gives 30% off hotel rates and golf green fees, 25% off food and beverage, 20% off spa menus and 10% off airport transfers across Banyan Tree, Angsana and Laguna properties. The 2022 Laguna Park terms also gave villa owners a five-year membership at Laguna Phuket Golf Club.
- You can test it before you buy it. Twenty-nine landed long lets from ฿80,000 to ฿650,000 a month is enough of a rental market to live inside the estate for a year before committing to a purchase.
- Prices are steady. Twenty-seven of twenty-eight continuing listings unchanged over a month.
- Letting is allowed. The developer's resale FAQ places no restriction on reselling, and its owner-benefits page lets owners rent long-term — over six months — directly or through an external agent.
The case against
- Leasehold, and the freehold route is closed to you. The 2022 terms offered an upgrade from leasehold land to freehold title "once a land subdivision is completed, provided that the lessee is eligible under relevant Thai laws" — and then note that non-Thais are prohibited from acquiring land freehold. For a foreign buyer that is not a future option, it is a sentence that cancels itself.
- You inherit the remainder of a lease, not a fresh one. The developer's resale FAQ is explicit: "Your new buyer will have the remaining lease period of your property." On an estate whose first phases completed years ago, the clock has already been running. Find out how long is left before you agree a price, and read what a thirty-year lease renewal actually means first.
- The running cost is unpublished. Two of three developer-listed units say "TBC". The third gives a rate without a basis. The one complete schedule we found dates from January 2022 and calls itself an initial estimate.
- The published record has gone stale. Three 404s, no listing on the current developer site, and asking prices released in March and April 2024.
- Short lets are constrained. Banyan Living requires units let for under six months to be managed exclusively through it, and the 2022 Laguna Park terms said a hotel-type managed rental programme was "not contemplated". If a holiday-let yield is your plan, get the current rules before you buy.
- The sale market is thin. Four houses on our book. Expect a long search, a long sale, or both.
Who it suits
Laguna suits a buyer who wants a managed estate with working services, an 18-hole golf course and 3km of beach inside the gates, and who is comfortable holding a lease rather than a title. It suits a family that intends to live in the house. It suits anyone who wants a long let in Cherng Talay inside a managed estate, which — given how thin the sale side is — may be the sensible way to start.
It suits a yield buyer less well. The ownership is leasehold, the short-let route is constrained, the running cost is unpublished and the resale pool is small. If the number you care about is a return, our area-by-area comparison is the better place to begin, and our Botanica Foresta II review shows what a developer still selling its own stock publishes by comparison.
How to see it
Ask for four documents before you view anything: the registered lease with its remaining term stated in years, the current estate fee schedule with the basis it is charged on, the sinking fund balance, and — if the unit is in Laguna Village — written confirmation of whether the title is landed or condominium, because the developer's own FAQ files "Laguna Village Villas" under condominium properties and the townhomes under residential. Then tell us what you are looking for and we will send what is actually available, including the units that are not on our public pages.