Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Phuket's property market is included in our pack
If you are looking to buy residential land in Phuket, you are probably wondering how much it will actually cost you.
Phuket land prices vary wildly depending on where you buy and how close you are to the beaches, so understanding the local market is essential before making any decision.
We constantly update this blog post with the latest data and insights to help you navigate Phuket's land market confidently.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Phuket.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
How much does residential land usually cost in Phuket?
What is the average residential land price per sqm in Phuket in 2026?
As of early 2026, the average price for buildable residential land in Phuket sits around 30,000 THB per sqm (approximately USD 970 or EUR 890), though this represents a mid-market estimate for typical non-beachfront plots.
In reality, residential land prices in Phuket range from around 4,000 THB per sqm (USD 130 or EUR 120) in more remote inland areas to over 220,000 THB per sqm (USD 7,100 or EUR 6,500) for prime beachfront positions on the west coast.
The single biggest factor driving price variation is proximity to Phuket's west coast beaches, as land within a short distance of popular spots like Bang Tao, Surin, or Kamala commands dramatic premiums compared to inland areas.
Compared to other Thai resort destinations, Phuket land prices are significantly higher than Koh Samui or Pattaya, reflecting the island's established luxury market and its 600%+ land price growth since 2005.
By the way, we have much more granular data about property prices in our property pack about Phuket.
What is the cheapest price range for residential land in Phuket in 2026?
As of early 2026, the cheapest buildable residential land in Phuket typically falls in the range of 4,000 to 12,000 THB per sqm (USD 130 to 390 or EUR 120 to 350) for inland plots away from tourist areas.
At the other end, premium beachfront and sea-view land in Phuket reaches 80,000 to 220,000 THB per sqm (USD 2,600 to 7,100 or EUR 2,400 to 6,500), with trophy plots near Patong or Surin sometimes going even higher.
The trade-offs for cheaper Phuket land typically include longer distances to beaches, less developed road access, the need to pay for utility connections, and lower rental income potential if you plan to build a villa for investment.
Buyers looking for affordable residential land in Phuket should focus on areas like Thep Krasattri, Pa Khlok, Si Sunthon, and inland parts of Thalang, where prices remain more accessible due to distance from the tourist-heavy west coast.
How much budget do I need to buy a buildable plot in Phuket in 2026?
As of early 2026, the minimum realistic budget to purchase a small buildable plot in Phuket starts around 2.5 million THB (approximately USD 80,000 or EUR 74,000) for a compact starter plot in an inland location.
This minimum budget typically covers a plot of around 200 sqm, which is enough for a small house or compact villa but limits options for gardens, pools, or expansion.
A realistic mid-range budget for a well-located buildable plot in Phuket, suitable for a proper villa with outdoor space, runs between 6 million and 18 million THB (USD 195,000 to 580,000 or EUR 180,000 to 530,000) for plots of 300 to 500 sqm in livable neighborhoods.
You can also check here what kind of properties you could get with similar budgets in Phuket.
Are residential land prices rising or falling in Phuket in 2026?
As of early 2026, residential land prices in Phuket are generally rising, with prime west coast areas experiencing annual appreciation of around 5 to 10%, though generic inland land is seeing more modest gains.
Over the past five years, Phuket land prices have shown consistent upward momentum, with data from the Thai Real Estate Research and Valuation Centre indicating an average 647% increase since 2005, translating to roughly 10% annual growth over that period.
The primary driver behind Phuket's rising land prices is the limited supply of prime coastal land combined with strong demand from foreign lifestyle buyers and investors, particularly from Russia, China, and Europe, who make up over 60% of high-end transactions.
Want to know more? You'll find our latest property market analysis about Phuket here.
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How are residential land prices measured and compared in Phuket?
Are residential lands priced per sqm, acre, or hectare in Phuket?
The most common unit for pricing residential land in Phuket is the Thai "rai," though listings aimed at foreigners often convert prices to square meters for easier comparison.
The key conversions buyers need to know are: 1 rai equals 1,600 sqm, 1 ngan equals 400 sqm (or 0.25 rai), and 1 square wah equals 4 sqm, as sellers commonly quote prices in any of these units depending on plot size.
Foreign buyers accustomed to acres or hectares should note that 1 rai is roughly 0.4 acres or 0.16 hectares, making Thai land units smaller than what Western buyers typically expect when hearing "one unit" of land.
What land size is considered normal for a house in Phuket?
The typical plot size for a standard villa or single-family home in Phuket is around 300 to 500 sqm, which provides enough space for a house with a garden, parking, and often a swimming pool.
Residential plot sizes in Phuket realistically range from around 200 sqm for compact subdivision plots up to 800 sqm or more for larger villa estates, depending on the neighborhood and development type.
Building regulations in Phuket vary by zone, but most residential areas allow construction with building coverage ratios of 30 to 70% depending on the color-coded zoning plan, meaning buyers should verify specific requirements for their chosen plot.
How do urban and rural residential land prices differ in Phuket in 2026?
As of early 2026, urban and high-demand areas in Phuket typically command 2 to 10 times higher prices per sqm than rural inland locations, with west coast zones averaging 50,000 to 80,000 THB per sqm (USD 1,600 to 2,600) compared to 5,000 to 15,000 THB per sqm (USD 160 to 485) in the interior.
Serviced land with road access, electricity, and water connections typically commands a 30 to 50% premium over unserviced plots in Phuket, as buyers factor in the significant costs and delays of bringing utilities to raw land.
The single infrastructure factor that most dramatically affects Phuket land prices is road access quality, as plots on narrow sois or requiring easements through other properties can be worth far less than those on public roads with proper widths for construction vehicles.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What location factors affect residential land prices in Phuket?
Which areas have the most expensive residential land in Phuket in 2026?
As of early 2026, the most expensive residential land in Phuket is found along the Patong beachfront (50 to 80 million THB per rai, or around 31,000 to 50,000 THB per sqm / USD 1,000 to 1,600), followed by prime positions in Surin, Bang Tao, Cherng Talay, and Kamala, where sea-view plots reach 80,000 to 140,000 THB per sqm (USD 2,600 to 4,500).
What these expensive Phuket areas share is their integration into established luxury ecosystems, meaning they are close to high-end resorts like Laguna, international schools, upscale dining clusters like Boat Avenue, and private villa communities that attract wealthy long-stay residents.
The typical buyer in Phuket's premium land areas is either a high-net-worth foreign investor building a luxury rental villa, a lifestyle migrant relocating permanently from Asia or Europe, or a developer assembling land for branded residence projects.
Prices in Phuket's top areas continue to rise in early 2026, though at a more moderate pace of 5 to 7% annually compared to the 10 to 15% surges seen in 2024 and 2025, as the market digests significant new supply.
Which areas offer the cheapest residential land in Phuket in 2026?
As of early 2026, the cheapest residential land in Phuket is found in Thep Krasattri, Pa Khlok, and Si Sunthon (around 4,000 to 8,000 THB per sqm / USD 130 to 260), along with inland parts of Chalong and areas near Phuket Town's outskirts like Ratsada and Ko Kaeo (8,000 to 15,000 THB per sqm / USD 260 to 485).
The common drawback these affordable Phuket areas share is their distance from tourist beaches and the lifestyle amenities that drive rental demand, meaning buyers may face lower capital appreciation and limited options for generating rental income.
Some of the cheaper areas, particularly in Thalang near the airport corridor and parts of central Phuket, are showing early signs of price appreciation as infrastructure improvements and spillover demand from saturated west coast areas begin to push buyers inland.
Are future infrastructure projects affecting land prices in Phuket in 2026?
As of early 2026, announced infrastructure projects in Phuket are already pushing land prices upward in affected areas, with buyers paying premiums of 10 to 20% for plots near planned road improvements or within the airport expansion corridor.
The key infrastructure projects influencing Phuket land prices include the Phase 2 airport expansion (increasing capacity from 12.5 to 18 million passengers), the planned Kathu-Patong expressway with mountain tunnel expected to start construction, and upgraded water pipeline networks connecting to Phang Nga province.
Historical data shows that Phuket land prices near newly completed infrastructure can jump 15 to 30% within two to three years of project announcements, as seen in the Mai Khao and Nai Yang areas following earlier airport improvements.
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How do people actually negotiate and judge prices in Phuket?
Do buyers usually negotiate residential land prices in Phuket?
Buyers in Phuket can typically negotiate 5 to 15% off the asking price for residential land, though discounts depend heavily on how long the plot has been listed and whether the seller needs to close quickly.
Sellers in Phuket are most willing to negotiate when their land has been on the market for more than six months, when the plot has complications like difficult access or unclear boundaries, or during low season when buyer traffic slows.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Phuket.
Do foreigners usually pay higher land prices in Phuket?
Foreigners in Phuket often pay a premium of 10 to 25% compared to what Thai nationals might pay for similar land, though this gap can be minimized with proper research and local guidance.
The main reason foreigners pay more is information asymmetry, as they may not know the typical price range for a specific road or neighborhood and rely heavily on agents who have incentives to close at higher prices.
Using a trusted local representative or engaging an independent lawyer to verify comparable sales can help foreigners get fairer prices, though the key is building relationships with multiple sources rather than relying on a single contact.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Phuket.
Are private sellers cheaper than developers in Phuket?
Private sellers in Phuket typically offer land at 15 to 30% less per sqm than developers, reflecting the fact that developers add margins for their services, infrastructure work, and marketing costs.
Developers in Phuket justify their higher prices by offering serviced plots with clear titles, proper road access, utility connections already in place, and sometimes building permits or approved villa designs that save buyers months of preparation.
The main risk when buying from private sellers in Phuket is encountering title issues, boundary disputes, or discovering that the land lacks proper road access rights, as individual owners may not have addressed these problems before listing.
How transparent are residential land transactions in Phuket?
Transparency for residential land transactions in Phuket is moderate, as Thailand has official land registries and title records accessible at Land Offices, but actual transaction prices often differ significantly from registered values.
Land Office records in Phuket are technically accessible, though navigating the Thai-language system and understanding title deed types requires local expertise, and registered transaction values frequently understate actual prices paid.
The most common transparency issue buyers face in Phuket is under-declaration of sale prices, where sellers and buyers historically agreed to register lower values to reduce transfer taxes, creating misleading comparable data for future buyers.
The most essential due diligence step in Phuket is having an independent lawyer conduct a full title search at the Land Office to verify ownership history, check for encumbrances or disputes, and confirm that the land boundaries match the physical plot.
We cover everything there is to know about the land buying process in Phuket here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What extra costs should I budget beyond land price in Phuket?
What taxes apply when buying residential land in Phuket in 2026?
As of early 2026, buyers should expect to pay around 2.5% to 6.3% of the property's appraised value in government taxes and fees when purchasing residential land in Phuket, depending on seller circumstances and negotiated splits.
The specific taxes include a 2% transfer fee (typically split 50/50 between buyer and seller), plus either a 3.3% Specific Business Tax or a 0.5% stamp duty paid by the seller, and a variable withholding tax on the seller's gain.
After purchase, owners in Phuket pay an annual Land and Buildings Tax ranging from 0.02% to 0.1% of the official appraised value for residential property, with vacant land potentially subject to higher rates that increase over time if left undeveloped.
Tax exemptions for first-time buyers are limited in Phuket, as the current transfer fee reduction to 0.01% (valid until June 2026) applies only to Thai nationals purchasing properties under 7 million THB, meaning foreign buyers pay standard rates.
Our our pack about real estate in Phuket will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Phuket?
Legal fees for a standard residential land purchase in Phuket typically range from 30,000 to 80,000 THB (USD 970 to 2,600 or EUR 890 to 2,400) for due diligence, contract review, and transfer assistance, with complex transactions costing more.
Land registration costs at the Phuket Land Office are built into the percentage-based transfer fees (primarily the 2% transfer fee), which are calculated on the higher of the declared sale price or official appraised value.
Legal fees in Phuket are generally quoted as flat rates for defined services rather than percentages, though some lawyers charge 1% of the transaction value for comprehensive support including title searches, contract drafting, and Land Office representation.
How much does land maintenance cost before construction in Phuket?
Annual maintenance costs for an undeveloped residential plot in Phuket typically run between 20,000 and 60,000 THB per year (USD 650 to 1,950 or EUR 600 to 1,800), depending on plot size, vegetation density, and whether security is needed.
Common pre-construction maintenance tasks in Phuket include regular vegetation clearing (especially during rainy season), boundary fence installation or repair, drainage management to prevent erosion, and periodic inspections to prevent encroachment.
Owners face potential fines and escalating Land and Buildings Tax rates for vacant land in Phuket if plots are left unused for extended periods, as the 2019 tax law includes provisions for progressively higher rates on undeveloped land over three-year cycles.
Do permits and studies significantly increase total land cost in Phuket?
Permits and required studies for a standard residential plot in Phuket typically cost between 50,000 and 200,000 THB (USD 1,600 to 6,500 or EUR 1,500 to 6,000), though hillside or complicated sites can push this significantly higher.
These permit and study costs typically represent 1% to 3% of the land purchase price for a mid-range plot, though the percentage drops for more expensive land and rises for budget plots where preparation work is disproportionately complex.
Mandatory requirements before construction in Phuket include a topographic survey, soil testing (especially for villa foundations and pools), a building permit application with architectural drawings, and Environmental Impact Assessments for larger projects or sensitive zones.
The permit and study process in Phuket typically takes 3 to 6 months for straightforward residential projects, though hillside locations, sea-view plots, or areas with complicated zoning can extend this timeline to 9 to 12 months or more.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Phuket, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Thailand Treasury Department | Official government system for land appraisals used nationwide. | We used it as the baseline for official Phuket land values. We also used it to explain why official values differ from market prices. |
| Bank of Thailand | Thailand's central bank publishing official exchange rates and indices. | We used it for currency conversions and property price trend data. We referenced early 2026 exchange rates for USD and EUR calculations. |
| FazWaz Thailand | Major property portal with transparent price-per-sqm data on listings. | We used it to estimate current asking prices across neighborhoods. We filtered for buildable plots with clear pricing to establish ranges. |
| The Nation Thailand | National newspaper citing professional research sources like AREA. | We used it to triangulate market prices for prime beach areas. We validated high-end estimates against their reported figures. |
| The Phuket News | Local newspaper reporting Treasury Department appraisal data directly. | We used it to identify Phuket's highest official land appraisal. We anchored our upper-end official pricing discussion with this source. |
| Forbes & Partners | Established legal firm specializing in Thai property transactions. | We used it for detailed tax and fee breakdowns. We verified transfer costs and buyer obligations against their 2025/2026 guide. |
| Charles Del Real Estate | Property research firm tracking Phuket market with historical data. | We used it for long-term price trend analysis. We cited their 647% growth figure and tourism correlation research. |
| Fiscal Policy Office (FPO) | Government-hosted official translation of the Land and Buildings Tax Act. | We used it to anchor annual property tax rates and vacant land provisions. We kept tax discussions grounded in actual law. |
| Bangkok Post | Leading national newspaper reporting on official infrastructure projects. | We used it to describe airport expansion plans affecting land prices. We documented infrastructure drivers with verified reporting. |
| Phuket.net | Local property portal with market forecast analysis for 2026. | We used it for forward-looking price projections. We cited their 5-7% growth forecast for 2026 to set realistic expectations. |
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.