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Thailand › Phuket Province › Kamala, Phuket

Locality · Phuket Province, Thailand

Buying property in Kamala, Phuket, ThailandKamala hotels charge more and fill less. Test any rental promise twice.

Kamala hotels charge nightly rates 40% above Bang Tao's but saw occupancy fall 24%, say analysts C9 Hotelworks. Letting an apartment by the night counts as running a hotel. We hold 17 projects here, and no sold prices or achieved rents.

3-minute read · checked 9 October 2026

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How much higher Kamala hotels' average nightly rate is than Bang Tao's
+40%
C9 Hotelworks, March 2026
Fall in Kamala hotel occupancy
−24%
C9 Hotelworks, March 2026; comparison period not stated
Shortest let of an apartment that is not treated as running a hotel
30 days
SILQ Law, on the Hotel Act
Projects on file in our Library for this area
17
NITARYA Library, October 2026

Latest

What is changing in Kamala.

  1. Sep 2026

    Two Kamala hill land titles sent for prosecution and possible cancelling.

    What it meansSome hillside titles in Kamala may be cancelled; check title history.

  2. Feb 2026

    Kamala Hill digging allowed for eight houses, title under review.

    What it meansHillside building near Kamala homes continues; the land title is being checked.

  3. Oct 2025

    Planned wastewater plant for Kamala and Karon not started.

    What it meansDirty water may still reach Kamala Beach after heavy rain.

Show all 5 updates
  1. Jul 2025

    Over 100 Kamala residents face removal from crown land.

    What it meansLand near Kamala beachfront is disputed; check land papers before buying.

  2. Jun 2025

    Charges over illegal clearing in Kamala forest reserve.

    What it meansForest reserve land on Kamala hills is being enforced; it cannot be bought.

From The Phuket News. Plans and dates are theirs; what it means is our reading.

Renting out a Kamala condo or villaHigh room rates, and occupancy down 24%.

What this means for youAsk any rental programme for its contract and past payouts to owners, not a brochure figure. Check how income is shared and what your free nights cost you.

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Kamala hotels command average nightly rates 40% higher than Bang Tao, with a 24% fall in occupancy, C9 Hotelworks reported in March 2026. It did not state the period compared.

Letting an apartment for payment by the night or week counts as operating a hotel under the Hotel Act. Only lets of 30 days or more are ordinary tenancies. Letting without a licence carries up to one year in prison, a fine of up to THB 20,000, or both, plus up to THB 10,000 for each day it continues.

The developer MontAzure advertises a rental programme at its MGallery project with 45 free owner nights a year, subject to contract. How income is split between owner and operator is not verified. No achieved rents or returns are held for Kamala.

From: C9 Hotelworks; SILQ Law; MontAzure (developer)

Kamala building rules and zoningThe published town plan was issued for five years, in 2011.

What this means for youGet the rules that apply to the plot today, its permitted use and height, in writing from the planning office. Do not rely on a zoning map from 2011.

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The Phuket town plan, which sets what may be built where, was published on 7 July 2011 for a term of five years. The Association of Siamese Architects' register lists it as expired on 6 July 2016 and lists no replacement.

The zoning of individual plots in Kamala, and whether a given building holds a hotel or short-stay licence, has not been verified.

Kamala includes hills around the bay. Drainage on the slopes, flood and tsunami evacuation maps and insurance terms are not held, and a developer's marketing does not establish them.

From: Ministry of Interior; Association of Siamese Architects

Getting to Kamala from Phuket airportThe airport Smart Bus makes three stops in Kamala.

What this means for youTime the drive yourself in the rainy season and at a busy hour. Travel times to the airport, hospitals and schools have not been measured.

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The Phuket Smart Bus between the airport and Rawai stops at Kamala Beach, Phuket FantaSea and Big C Kamala. Fares are THB 50 to 170 a trip.

Distances quoted by sellers are their own. One developer advertises its project as about 360 metres from Kamala Beach; check such figures on the ground.

From: Airports of Thailand, Phuket International Airport; Tourism Authority of Thailand; Proud Real Estate (developer)

Questions buyers ask

Buying property in Kamala: short answers.

How are hotels in Kamala performing?

C9 Hotelworks reported in March 2026 that Kamala hotels command average nightly rates 40% higher than Bang Tao, with a 24% fall in occupancy. The comparison period was not stated.

Can I rent out my Kamala condo on a nightly basis?

Not without a hotel licence. Law firm SILQ Law explains that letting an apartment by the night or week is classed as operating a hotel under the Hotel Act, and only lets of 30 days or more are ordinary tenancies.

Is the Phuket town plan still in force in Kamala?

It is unclear. The plan was published on 7 July 2011 for five years, and the Association of Siamese Architects' register lists it as expired on 6 July 2016 with no replacement. Ask the planning office in writing which rules apply to a plot.

Is there a bus from Phuket airport to Kamala?

Yes. Airports of Thailand lists Smart Bus stops at Kamala Beach, Phuket FantaSea and Big C Kamala, and the Tourism Authority of Thailand gives fares of THB 50 to 170 a trip.

How much does property cost in Kamala?

No sold prices for Kamala are held in our Library. The Land Office holds the registered sales, and no valuer has confirmed figures for the past year.

Projects here

17 projects, in the developers’ own words.

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.

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 Kamala (5)
  • Kathuwittaya School, a state secondary school in Kathu subdistrict of Kathu district, had 1,436 pupils in Mathayom 1 to 6 in the 10 June 2026 data round.
  • The 2011 Phuket comprehensive plan designates the sites of the Kamala subdistrict health station and Kamala provincial police station as government-institution land.
  • The Phuket Smart Bus route between Phuket International Airport and Rawai stops in Kamala at Phuket FantaSea and Big C, with fares of THB 50 to 170 a trip.
  • Smart Bus stops listed by the airport operator include Kamala Beach, Phuket Fanta Sea and Big C Kamala.
  • Highway 4233 serves Kamala; the 2011 Phuket comprehensive plan records it beside the Kamala subdistrict health station.

Office of the Basic Education Commission, Ministry of Education · Ministry of Interior · Tourism Authority of Thailand, TAT Newsroom, 'Phuket OneMap · Airports of Thailand PCL, Phuket International Airport, 'How to get to Phuket Airport' page, checked 25 September 2026

Phuket TownAirportKamala
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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