Botanica Modern Loft 2
Layan · Villa · Off-plan
Provisional figures
- Price
- From ฿23.3M
- Size
- 289–339 sq.m
- Bedrooms
- 3 bed
- Ownership
- Leasehold
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Aileen Villas Layan Phase 5
Layan · Villa · Off-plan · Not disclosed
Northern beach enclave, villa-weighted
Aileen Villas Layan Phase 5 is an off-plan villa scheme by Not disclosed in Layan, Phuket: priced ฿17.5M – ฿40M, 3–4 bed, 270–509 sq.m built-up area, tenure not disclosed. Compiled from the developer's termsheets and price lists, last updated 1 September 2026.
- Price
- ฿17.5M – ฿40M
- Size
- 270–509 sq.m
- Bedrooms
- 3–4 bed
- Ownership for a foreign buyer
- Not disclosed
Across the units currently available
built-up area
How does the price compare?
At roughly ฿73.8k/sq.m this is 61% below the median of ฿188k across 6 villa schemes for sale in the Bang Tao, Cherngtalay and Laguna corridor, all quoted on built-up area. 1 of the 6 is priced lower per sq.m; the range runs ฿46.4k to ฿334k.
Read this with care. Some of the comparables are completed resales, which price differently from a developer's off-plan list — no payment schedule, no brand premium, and a vendor's own view of value.
The figure for this scheme is derived from the midpoints of its price and size ranges, so treat it as indicative. Different size bases are never compared with each other, and stock our sources disagree on is left out. Too few like-for-like schemes in Layan alone, so the comparison is corridor-wide.
| Nearest on ฿/sq.m | Area | ฿/sq.m | Price | Size |
|---|---|---|---|---|
| Contemporary Pool Villa, Pasak | Cherngtalay | ฿46.4k | ฿24M | 517 sq.m |
| Botanica Forestique | Cherngtalay | ≈฿110k | ฿36.4M – ฿58.5M | 318–545 sq.m |
| Lakelands Waterfront Villas | Laguna Lakelands | ≈฿142k | ฿72.1M – ฿86.2M | 556 sq.m |
| Yara Residences at Banyan Tree Phuket | Banyan Tree Estate | ≈฿234k | ฿96.8M | 414 sq.m |
| Banyan Tree Beach Residences Nammu | Banyan Tree Estate | ≈฿241k | ฿110M – ฿116M | 468 sq.m |
| Banyan Tree Beach Residences Aegir | Banyan Tree Estate | ≈฿334k | ฿265M | 793 sq.m |
Availability
- Completion
- Not disclosed
- Units in scheme
- Not disclosed
- Currently available
- 11
- Private pool
- Yes
Running costs
- Common area maintenance
- ฿7,500/month
- Sinking fund
- ฿120,000 flat
Where is Aileen Villas Layan Phase 5?
Layan
The scheme
- ·3–4 bed villas, plots 220–429.53 sq.m, built-up 270–509 sq.m
- ·11 villas available — most of the phase is sold or reserved
- ·Approx. ฿70,200/sq.m built-up, ฿77,900/sq.m of land
- ·Furniture package extra: ฿1.5M for 3-bed, ฿2M for 4-bed
- ·Sits at the low end of the Layan villa band
What does a purchase cost on top of the price?
- Transfer fee2% of the appraised value
- Commonly split 50/50 between buyer and seller; negotiable and not fixed by law.
- Specific business tax3.3%
- Applies where the seller has held under five years. Otherwise stamp duty of 0.5% applies instead.
- Lease registration1.1%
- On leasehold structures, charged on the total rent over the lease term.
- Land and building taxLow residential rates
- The first ฿50M of a primary residence is exempt where the owner's name is on the house registration book.
Similar villa schemes
Same property type, nearest in price, Layan first. Not a recommendation — a brief gets you one.
Botanica Lakeside II
Layan · Villa · Off-plan
- Price
- Awaiting price list
- Size
- —
- Bedrooms
- —
- Ownership
- Leasehold to a foreign buyer
Larimar Villa
Chalong · Villa · Off-plan
Provisional figures
- Price
- From ฿17.8M
- Size
- 339 sq.m
- Bedrooms
- 4 bed
- Ownership
- Leasehold
Interested in Aileen Villas Layan Phase 5?
We will come back with current availability, the real payment schedule and anything the marketing does not mention. Our fee comes from the developer on completion, never from you.