Buying property in Nai Thon–Nai Yang–Mai Khao, Phuket, ThailandBeside the airport and a national park: check the plot before the view.
Nai Thon, Nai Yang and Mai Khao share their coast with Sirinat National Park and their land with Phuket's airport. Which beachfront plots lie inside the park is not confirmed, and aircraft noise is not mapped in our Library. Both need checking plot by plot.
Coastline held by Sirinat National Park, including Mai Khao, Nai Yang and Nai Thon beaches
13 km
Department of National Parks, Wildlife and Plant Conservation
Passengers through Phuket airport in 2025, 39% above its capacity
17.4 million
C9 Hotelworks, market update 2026
Target year for the larger international terminal, built for 18 million passengers a year
2029
Airports of Thailand
Projects on file in our Library for this area
17
NITARYA Library, October 2026
Latest
What is changing in Nai Thon–Nai Yang–Mai Khao.
Oct 2026
Airport 38% over capacity; bigger terminal from about 2027.
What it meansExpect queues for some years.
Aug 2026
Superyacht marina proposed off Mai Khao.
What it meansCould change the sea view; not approved.
Jul 2026
Court orders 39 hotel and villa buildings on park land demolished.
What it meansNear the park, check land papers closely.
Show all 6 updates
Jul 2026
Legal action over two waterfront homes built beyond plans.
What it meansAsk any seaside home for its building permit.
Jun 2026
Wider main road onto the island being studied.
What it meansCould ease the bridge jam, but years away.
Apr 2026
Water pipeline from the mainland being built, into 2028.
What it meansFewer water shortages in the north, later.
From The Phuket News and Bangkok Post. Plans and dates are theirs; what it means is our reading.
Sirinat National Park and beachfront land in Mai Khao, Nai Yang and Nai ThonThe beach belongs to a national park. The plot behind it may too.
What this means for youBefore paying a deposit on land near the beach, have a lawyer confirm in writing that the plot lies outside the park and what may be built beside it.
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Sirinat National Park covers about 90 square kilometres on this coast, roughly 24% of it land. Its 13 kilometres of shoreline take in Mai Khao, Nai Yang and Nai Thon beaches.
The park's mapped boundary against private land behind the beaches is not held. So which beachfront plots lie inside the park, and what building is allowed next to it, is unconfirmed.
Coastal erosion and flood maps, tsunami evacuation routes and the city plan's height and setback limits for Sakhu and Mai Khao are not held either.
From: Department of National Parks, Wildlife and Plant Conservation
Living near Phuket airport: Nai Yang and Mai KhaoThe airport is inside this area, and it is growing.
What this means for youVisit the property at a busy flying hour and listen. No official aircraft noise map or flight-path map is held for Nai Yang or Mai Khao.
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Phuket International Airport stands in Mai Khao and has a single runway. The national park says its land lies about one kilometre from the airport.
The airport handled about 17.4 million passengers in 2025, 39% above its capacity, according to C9 Hotelworks. Airports of Thailand is enlarging the international terminal to raise capacity from 12.5 million to 18 million passengers a year, with completion targeted for 2029.
Being close does not mean a bus. The stop lists the airport publishes for the Phuket Smart Bus and the Airport Bus Express do not include Nai Yang, Mai Khao or Nai Thon.
From: Airports of Thailand; C9 Hotelworks; Department of National Parks, Wildlife and Plant Conservation
Mai Khao and Nai Yang property and rental market in 2026Luxury hotels hold their rates here. Home prices are not on record.
What this means for youDo not read hotel strength as proof of rental income for a private home. Ask for achieved rents and a letting licence, and for registered sale prices nearby.
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C9 Hotelworks names Mai Khao among the luxury hotel areas that kept charging higher room rates in 2025. It published no rate or occupancy figure for Mai Khao.
The same analysts count 41 new hotel projects with more than 8,000 rooms planned across Phuket in 2026, concentrated in Bang Tao and Cherng Talay and not here.
No sold prices, resale times, long-let rents or short-stay occupancy are held for this area. Whether daily or weekly letting of a home here can be licensed is also unconfirmed.
From: C9 Hotelworks, Phuket Hotel & Tourism Market Update 2026
Transfer fees and taxes when buying in Nai Yang or Mai KhaoHow 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
Living in Nai Yang and Mai Khao: weather and hospitalQuiet beaches, and the state hospital is in the next subdistrict.
What this means for youTime the drive to Thalang Hospital from the address, and see the home between May and September. Neither the travel time nor local flood records are held.
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The national park describes heavy rain from May to September and a drier season from November to April. April is the hottest month, averaging 29°C, and December the coolest, averaging 27°C.
The nearest state hospital on record is Thalang Hospital in Thep Krasattri, which has an emergency department. One small state primary school is on record in Sakhu; no international school is held for this area.
From: Department of National Parks, Wildlife and Plant Conservation; Thalang Hospital; Ban Sakhu School
Questions buyers ask
Buying property in Nai Thon–Nai Yang–Mai Khao: short answers.
Is Mai Khao Beach part of a national park?
Yes. The Department of National Parks lists Mai Khao, Nai Yang and Nai Thon beaches within Sirinat National Park, which holds about 13 kilometres of coast. Where the park ends behind the beach is not held, so each plot needs checking.
How busy is Phuket airport, and is it being expanded?
C9 Hotelworks reports about 17.4 million passengers in 2025, 39% above capacity. Airports of Thailand is expanding the international terminal to 18 million passengers a year, with completion targeted for 2029.
Is there aircraft noise in Nai Yang and Mai Khao?
The airport stands in Mai Khao, but no official noise map or flight-path map is held in our Library. Airports of Thailand holds them, so visit at a busy hour before you commit.
Is there a bus from Phuket airport to Nai Yang or Mai Khao?
None is confirmed. The stop lists the airport publishes for the Phuket Smart Bus and the Airport Bus Express do not include Nai Yang, Mai Khao or Nai Thon.
When is the rainy season in Nai Yang and Mai Khao?
Sirinat National Park describes heavy south-west monsoon rain from May to September and a drier season from November to April, with monthly averages between 27°C and 29°C.
What are the transfer costs when buying property in Mai Khao?
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
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.
Every sourced fact we hold on Nai Thon–Nai Yang–Mai Khao (18)
The park headquarters is at 89/1 Moo 1, Ban Nai Yang, Sakhu Sub-district, Thalang District, Phuket 83140.
Ban Sakhu School, at Moo 3, Sakhu Sub-district, teaches from kindergarten year 2 to primary year 6 and had 78 pupils in academic year 2566 (2023).
Thalang Hospital (โรงพยาบาลถลาง) is at 358 Moo 1, Thep Krasattri Sub-district, Thalang, Phuket 83110, telephone 076-311034, with its emergency department on extensions 122–123.
The Airport Bus (route 8411, Phuket Mahanakorn Co., Ltd.) leaves from Exit 3 on floor 3 of the domestic terminal, runs daily from 08:00 to 21:00, charges fares by distance travelled, and takes payment by QR code or in cash on board.
The airport site covers 2,238,800.35 square metres and has a single runway.
Phuket International Airport (HKT), operated by Airports of Thailand PCL, lies within the area at 222 Moo 6, Mai Khao Subdistrict, Thalang District, Phuket 83110.
The park's main hills are Khao Sai Kru (335 metres), Khao Mueang (295 metres) and Khao Ruak.
The park protects natural casuarina forest, mangrove forest along the waterways, coral reefs and sandy beaches used as nesting grounds by leatherback, hawksbill and olive ridley sea turtles.
The national park describes heavy south-west monsoon rain from May to September and a drier north-east monsoon season from November to April.
The park's coastline is about 13 kilometres long and takes in Sai Kaeo, Mai Khao, Nai Yang, Nai Thon and Layan beaches and the bay at Ao Thung Nung.
The national park gives April as the hottest month, averaging 29 degrees Celsius, and December as the coolest, averaging 27 degrees Celsius.
It was renamed Sirinat National Park following a Cabinet resolution of 25 September 1990 marking Queen Sirikit's 60th birthday.
The park was declared Thailand's 31st national park, as Hat Nai Yang National Park, in the Government Gazette, Volume 98, Section 115, dated 13 July 1981.
The park covers about 56,250 rai (90 square kilometres), of which roughly 76 per cent is sea and 24 per cent land.
Sirinat National Park is a marine national park on the north-west coast of Phuket Island that covers parts of Mai Khao, Sakhu and Choeng Thale sub-districts in Thalang District.
From Phang Nga, the Tha Chatchai ranger station on the north side of the park is reached by crossing the Thepkasattri Bridge and turning right for about 3 kilometres.
The park headquarters at Nai Yang is reached by National Highway 402 to the airport entrance, then about 3 kilometres to the right.
The national park states that it lies about 1 kilometre from Phuket Airport.
Department of National Parks, Wildlife and Plant Conservation, Sirinat National Park page · Ban Sakhu School, basic information page (ข้อมูลพื้นฐาน) · Thalang Hospital, contact page (ติดต่อเรา) · Airports of Thailand PCL, Phuket International Airport, 'Airport Bus' transportation page · Airports of Thailand PCL, Phuket International Airport, 'About Us' page · Airports of Thailand PCL, Phuket International Airport, 'Contact Us' page, checked 24 September 2026
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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