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Thailand › Phuket Province › Layan, Phuket

Locality · Phuket Province, Thailand

Buying property in Layan, Phuket, ThailandLayan Beach is national park. Confirm your plot is not.

Layan is the northern end of Bang Tao Bay, and its beach belongs to Sirinat National Park. Where the park ends inland is not held, and nor are the building limits that apply to Layan. We hold 20 projects here. Each one needs its plot and its building permit checked.

3-minute read · checked 9 October 2026

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Projects on file in our Library for this area
20
NITARYA Library, October 2026
Size of Sirinat National Park, which includes Layan Beach. About 24% of it is land
90 km²
Department of National Parks, Wildlife and Plant Conservation
Registration fee on a sale, charged on the official appraised value
2%
Department of Lands, fees manual
Business tax on a sale when the seller has owned for five years or less
3.3%
Department of Lands, fees manual

Latest

What is changing in Layan.

  1. Jun 2026

    Public park planned on disputed 172 rai Layan beach land.

    What it meansLayan beachfront land stays public; a park could come, no dates yet.

  2. Jan 2026

    Court refuses to pause building permits for big Layan projects.

    What it meansBuilding near Layan homes continues; residents dispute some hillside works.

  3. Oct 2025

    Cherng Talay lacks money to treat its growing wastewater.

    What it meansWastewater may still reach canals and beaches near Layan in rainy months.

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

Layan Beach and Sirinat National Park: what can be builtThe park boundary and the height limit both need proof.

What this means for youBefore a deposit, have a lawyer confirm in writing that the plot is outside the national park, which zone it is in, and the height allowed there.

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Layan is one of the six main beaches of Sirinat National Park. The park's official boundary behind the beach is not held, so which plots inland lie inside the park, and are closed to private building, is unconfirmed.

Building rules changed recently. The Phuket News reports that from 14 December 2024 building is allowed up to 140 metres above sea level in one zone of Phuket, Zone 6, and that coastal areas are excluded. Whether Layan's inland strip is in Zone 6 or in a coastal protection zone is not held.

The Association of Siamese Architects notes that the 2011 Phuket city plan reduced the density allowed in the northern beach areas near the airport. The status of the revised plan is not held.

From: Department of National Parks, Wildlife and Plant Conservation; The Phuket News; Association of Siamese Architects

Living in Layan: the beach and the nearest hospitalAn undeveloped beach, with services elsewhere.

What this means for youList what you need each week, such as shops, a school and a doctor, and time each drive from the address. None of these is on record at Layan.

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Layan Beach has no visitor facilities and is used mainly by walkers and birdwatchers, the official tourism directory says. A state survey of 300 metres of the beach in August 2022 found no coastal erosion.

The state hospital for the district is Thalang Hospital in Thep Krasattri, which runs emergency, outpatient, children's, maternity, bone and dental services. The drive time from Layan is not held.

Mains water and electricity coverage at Layan, and the state schools that serve it, are not held.

From: Thailand Tourism Directory; Department of Marine and Coastal Resources; Thalang Hospital

Getting to Layan from Phuket airportNo bus stops at Layan.

What this means for youPlan on a car, and time the airport drive yourself. No official distance or drive time from the airport to Layan is published.

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Neither the Phuket Smart Bus nor the Airport Bus Express lists a stop at Layan. The nearest listed stops are to the south, in Cherng Talay and Bang Tao.

Even those are uncertain. The airport's route list includes Boat Avenue and Cherng Talay stops, but the operator's current timetable page names only the airport, Patong, Karon, Kata and Rawai, at a fare of THB 100.

From: Airports of Thailand, Phuket International Airport; Phuket City Development Co., Ltd. (Phuket Smart Bus)

Transfer fees and taxes when buying in LayanHow long the seller has owned changes the tax bill.

What this means for youAsk the seller for the date they bought. After more than five years the 3.3% business tax falls away and stamp duty of THB 1 per THB 200 applies instead.

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The Land Office charges a registration fee of 2% on a sale, worked out on the official appraised value and not on the agreed price.

Specific business tax, a tax on selling property, is 3.3% of the appraised value or the sale price, whichever is higher. It does not apply if the sale is registered more than five years after the seller bought, or if the seller has been on the house registration for at least one year. Stamp duty is charged only when the business tax is not.

Income tax is also held back at the Land Office: 1% when the seller is a company, and a sum scaled to the years of ownership when the seller is an individual.

From: Department of Lands, fees manual; Revenue Department

Questions buyers ask

Buying property in Layan: short answers.

Is Layan Beach in a national park?

Yes. The Department of National Parks lists Layan as one of the six main beaches of Sirinat National Park. The park's boundary line behind the beach is not held in our Library, so each inland plot needs checking.

How high can you build in Layan, Phuket?

It is not confirmed. The Phuket News reports that since 14 December 2024 building is allowed up to 140 metres above sea level in Zone 6 of Phuket, with coastal areas excluded. Which zone covers Layan is not held.

Is there a bus from Phuket airport to Layan?

No. Neither the Phuket Smart Bus nor the Airport Bus Express lists a stop at Layan, according to Airports of Thailand. The nearest listed stops are in Cherng Talay and Bang Tao.

Is Layan Beach eroding?

A survey of 300 metres of Layan Beach by the Department of Marine and Coastal Resources on 27 August 2022 found no coastal erosion. No later survey is held.

What are the transfer costs when buying a villa in Layan?

The Department of Lands lists a 2% registration fee on the appraised value, and specific business tax of 3.3% unless the seller has owned for more than five years, when stamp duty of THB 1 per THB 200 applies instead.

Projects here

20 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 Layan (11)
  • Layan Beach has no visitor facilities and is visited mainly by hikers and birdwatchers.
  • Thalang Hospital is at 358 Moo 1, Thep Krasattri Road, tambon Thep Krasattri, Amphoe Thalang, Phuket 83110, telephone 076-311034, and runs emergency, outpatient, paediatric, obstetric, orthopaedic and dental services.
  • The park headquarters is at 89/1 Moo 1 Ban Nai Yang, tambon Sakhu, Amphoe Thalang, Phuket 83140.
  • The Department of Marine and Coastal Resources places Layan Beach, which it locates in Choeng Thale, in the Ao Bang Tao beach system (code T7E207), and treats Nai Thon Beach, in Sakhu, as a separate beach system (code T7E204).
  • The Airport Bus (route 8411, Phuket Mahanakorn Co., Ltd.) runs daily from 08:00 to 21:00 between the airport, where it leaves from exit 3 on floor 3 of the domestic terminal, and Phuket Town, with fares set by distance and paid by QR code or in cash on board.
  • The Phuket Smart Bus operator's own timetable page lists the airport-to-Rawai route at a fare of THB 100 with stops at the airport, Patong, Karon, Kata and Rawai, and names no stop at Laguna, Bang Tao or Layan.
  • The Phuket Smart Bus route listed by the airport runs from Phuket Airport via Sukthalang Public Office, Ban Kian, Boat Avenue Choeng Talay and Tesco Lotus Cherng Talay to Surin, Kamala, Patong, Karon, Kata and Rawai beaches.
  • The park lists six main beaches: Sai Kaeo, Mai Khao, Nai Yang, Nai Thon, Layan and Ko Waeo.
  • The park was declared by Government Gazette volume 98, section 115, dated 13 July 1981, as Thailand's 31st national park, and was renamed Sirinat National Park in 1990.
  • Sirinat National Park covers about 56,250 rai (90 square kilometres), of which about 76 per cent is sea and 24 per cent land, across tambons Mai Khao, Sakhu and Choeng Thale in Amphoe Thalang.
  • Sirinat National Park, which runs along the north-west coast, states that it lies about 1 kilometre from Phuket International Airport (HKT); the figure refers to the park as a whole, not to Layan Beach.

Thailand Tourism Directory, Layan Beach (Sirinat National Park) attraction page · Thalang Hospital, contact page (ติดต่อเรา) · Department of National Parks, Wildlife and Plant Conservation, Sirinat National Park page · Department of Marine and Coastal Resources, beach-system survey of Layan and Nai Thon beaches (พาสำรวจระบบหาด หาดลายัน และหาดในทอน) · Airports of Thailand PCL, Phuket International Airport, 'Airport Bus' transportation page · Phuket City Development Co., Ltd., Phuket Smart Bus timetable page · Airports of Thailand PCL, Phuket International Airport, 'How to get to Phuket Airport' page, checked 24 September 2026

Phuket TownAirportLayan
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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