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Buying property in Phuket Province, ThailandPhuket has more new homes than buyers right now.

Sales of new homes fell by more than half in 2025 and developers are holding over 14,000 unsold units. That gives a careful buyer room to negotiate, and a reason to question any promised rental income.

3-minute read · checked 9 October 2026

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New homes unsold, most of them apartments
14,008
Krungsri Research, 2025
New home sales in 2025 against 2024
−61%
Krungsri Research
How much less a resale apartment fetches than a new one, per square metre
28%
Our calculation from C9 Hotelworks figures, May 2025
Hotel rooms expected on the island in 2026
100,000+
C9 Hotelworks

Phuket property market in 2026About two and a half years of unsold stock.

What this means for youThe list price is a starting point. And plan on the gap: a new apartment is likely to be valued as a resale one the day you try to sell it.

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Developers sold 5,374 new homes in 2025 and held 14,008 unsold at the end of it. At that pace the stock would take about two and a half years to clear. New launches have already been cut by half.

A new apartment averaged THB 139,000 (about USD 4,204) a square metre in May 2025; a resale one, THB 100,000 (about USD 3,024).

Foreign buyers took ownership of 1,190 apartments in 2025, out of 10,435 homes transferred.

From: Krungsri Research; C9 Hotelworks. Independent analysts, not government figures.

Renting out a Phuket condo or villaHoliday letting is not a right that comes with the keys.

What this means for youIf a seller's figures rest on nightly lets, ask for the licence and the building's rules in writing before you rely on the income.

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Paid short stays normally need a hotel licence, and an apartment building's own rules can forbid them even where the law would allow it.

Hotels are the competition. Occupancy across the island fell 6% in 2025 while room rates rose 5%, and 41 more hotel projects are planned by 2030, about 30% of them in Bang Tao and Cherng Talay.

From: FRANK Legal & Tax; C9 Hotelworks

Transfer fees and taxes when buying in PhuketCount the transfer costs before you agree a price.

What this means for youAgree in the contract who pays which transfer cost. It is negotiated, and it is worth several per cent of the price.

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Registering a transfer costs 2% of the official appraised value. A sale also carries either specific business tax at a combined 3.3%, or stamp duty at 0.5%.

The current cut in the transfer fee to 0.01% is for Thai buyers only. Registering a lease costs about 1.1% of the total rent for the term.

Each municipality collects its own yearly land and building tax, based on the official assessed value.

From: Department of Lands; Revenue Department; Fiscal Policy Office; Duensing Kippen

Living in Phuket: schools, hospitals and weatherA year-round home, with a wet half.

What this means for youSee the property once in the wet season. Drainage, damp and the road in all look different in September than in January.

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The airport runs 24 hours a day. Phuket Town has a state hospital and a private one, and the island's international schools teach 5,075 pupils, with British and International Baccalaureate courses from age 2 to 18.

From May to October it rains on 16 to 19 days a month. December to March is dry, and the temperature stays near 28°C all year.

From: Airports of Thailand; World Meteorological Organization; C9 Hotelworks; the schools and hospitals themselves

Hillside building rules, floods and landslidesA hillside view can come with building limits.

What this means for youFor any plot or villa on a slope, get written confirmation of what may be built from the planning department. Its online map is not a certificate.

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Flooding, water shortage and landslides are named risks for the island. A landslide struck the Kata hillside in August 2024 after heavy rain.

Lawyers report that land between 80 and 140 metres above the sea carries limits: buildings no taller than 6 metres, and 70% of the plot kept green.

From: Thai-German Cooperation (GIZ) climate study; Duensing Kippen; Department of Public Works and Town & Country Planning

Questions buyers ask

Buying property in Phuket Province: short answers.

Is the Phuket property market oversupplied?

New homes are. Krungsri Research counted 14,008 unsold new homes in Phuket in 2025, 12,346 of them apartments, after new-home sales fell 61.1% from 2024.

How much does a condo cost in Phuket?

C9 Hotelworks reported a median apartment price of THB 144,000 (about USD 4,355) per square metre in May 2025. New non-branded apartments averaged THB 139,000 and resale ones THB 100,000 per square metre.

Can I rent out my Phuket condo for short stays?

Not as of right. Paid short-stay accommodation normally needs a hotel licence unless an exemption applies, and a condominium's own rules may forbid short stays.

What are the transfer costs when buying property in Phuket?

The transfer registration fee is 2% of the official appraised value. A sale also carries either specific business tax at a combined 3.3% or stamp duty at 0.5%. Who pays each is agreed in the contract.

When is the rainy season in Phuket?

May to October. Each of those months averages more than 230 mm of rain and 16 to 19 rainy days. December to March is dry.

Can you build on a hillside in Phuket?

With limits. Lawyers report that between 80 and 140 metres above sea level a building may be no taller than 6 metres and 70% of the plot must stay green. Written confirmation comes from the planning department.

The areas

Choose an area, and see what is being built there.

In the developers’ own words, as they publish them. NITARYA checks a project only inside Acquire & Own, for the client who chooses it, and every project here stands on the same footing.

Bang Tao–LagunaMore about Bang Tao–Laguna: getting there, living there, the map →

See how these areas compare on price, rent and running costFree. Every figure there carries its source and date.

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The evidence

What this guide rests on.

The full rules, step by step: ownership guide for Thailand and the tax guide.

Every sourced fact we hold on Phuket Province (32)
  • An island province in southern Thailand, on the Andaman Sea.
  • Vachira Phuket Hospital is a Ministry of Public Health hospital at 353 Yaowarat Road, Talat Yai, Mueang Phuket.
  • The provincial administrative area was 543.03 km² at 31 December 2024.
  • Bangkok Hospital Phuket is at 2/1 Hongyok Uthit Road, Talat Yai, Mueang Phuket.
  • UWC Thailand is in Thep Krasattri, Thalang District.
  • British International School, Phuket offers English-medium day and boarding education for girls and boys.
  • C9 reported 5,075 international-school pupils in the 2025/26 academic year.
  • Services generated 93.1% of provincial economic output in 2024.
  • At the Phuket weather station (WMO 48564), 1991–2020 mean monthly rainfall is lowest in February (24.0 mm) and January (49.9 mm) and highest in September (350.4 mm) and October (336.0 mm); mean annual rainfall is 2,271.5 mm.
  • Phuket International Airport is in Mai Khao, Thalang District.
  • The airport–Rawai route serves Patong, Karon and Kata, with a published fare of USD 3.02 (THB 100).
  • The orange Airport Bus Phuket (route 8411) runs daily from 08:00 to 21:00 between the airport and Phuket Town, boarding at Entrance 3 of the domestic terminal, with fares charged by distance.
  • The hospital lists 1669 as its emergency hotline.
  • The province contained 3 districts at 31 December 2024.
  • Those districts contained 17 subdistricts at 31 December 2024.
  • The registered population was 429,583 in 2024.
  • The school offers International Baccalaureate education from age 2 through Grade 12, with day and boarding options.
  • Registered population density was 791.1 people per km² in 2024.
  • The 2025 household survey estimated 207,020 households.
  • Its published student age range is 2–18 years.
  • Average household size was 2.4 people in the 2025 survey.
  • The household spending measure excludes saving and purchases of houses or land.
  • Patong is identified as a major cluster of mass-market tourist accommodation.
  • Kamala is identified as an upscale, family-oriented resort area.
  • From May to October each month averages more than 230 mm of rain and 15.7 to 19.4 days with at least 1 mm of rain, against 2.2 to 7.8 such days a month from December to March (1991–2020).
  • Mean daily temperature ranges from 27.6 °C in October to 29.6 °C in April, with an annual mean of 28.5 °C (1991–2020).
  • The airport operates 24 hours a day.
  • Separate terminals serve domestic and international passengers.
  • The planned airport expansion targets capacity of 18 million passengers per year.
  • Bus Terminal 2–Patong services run through Phuket Town, with a published flat fare of USD 1.51 (THB 50).
  • The free Dragon Line city shuttle connects Central Festival, Old Town and OTOP Market (local-products market).
  • Published bus journey times are approximate and vary with traffic.

Tourism Authority of Thailand · Vachira Phuket Hospital, Ministry of Public Health · National Statistical Office · Bangkok Hospital Phuket · UWC Thailand · British International School, Phuket · C9 Hotelworks · Krungsri Research · World Meteorological Organization · Airports of Thailand · Phuket Smart Bus · Airports of Thailand PCL, Phuket International Airport, 'Airport Bus' transportation page, checked 25 September 2026

Phuket TownAirport
Schematic, not to scale. Coastline from OpenStreetMap contributors, coastline ways, retrieved 24 September 2026 (ODbL). Marked places are the ones we cover.

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Last checked 9 October 2026. This guide is general: what applies to you depends on your nationality, where you pay tax and the property itself.

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