Where Is Land Still Available in Phuket? A District-by-District Guide for 2026 Buyers

Free land near the beach in Phuket is almost gone. In sought-after districts such as Bang Tao, building is moving inland, and the price of a plot depends on the district and on zoning. The supply of land in Phuket in 2026 is unevenly distributed. In some districts there is no free building land left; in others you can still find decent, affordable options.

How Land Prices in Phuket Have Changed

Over twenty years land in Phuket has risen 7.5 times in price, according to the AREA index (Agency for Real Estate Affairs, FIABCI-Thai) for 2004–2024. A separate AREA index for 2015–2024 shows growth of 2.1 times over nine years. Among beach districts, Rawai and Bang Tao grew fastest, while growth in Karon was noticeably lower. AREA data ends in 2024. For the full analysis, read Phuket Real Estate Market 2026: Districts, Demand and Land Prices.

North-West: Mai Khao, Bang Tao and Cherng Talay

Bang Tao is being built up faster than any other district on the island. According to Colliers Thailand, it took 44% of all new condominium projects in 2024, and the north-west as a whole accounted for 33% of condo launches in 2025. There is practically no free land near the beach here, so construction is moving inland, and the closer a property is to the beach, or the easier the access to it, the more it costs. Land and property prices are supported by a popular tourist beach and Laguna Phuket, a prestigious integrated resort with its own infrastructure. Land costs 20–45 million baht per rai (about $0.6–1.4 million at 33 ฿ to $1, Colliers' 2025 estimate). By the AREA index the district is among the growth leaders: almost 11 times over 2004–2024 and 3.2 times over 2015–2024.

Cherng Talay borders Bang Tao, and the two share the same housing demand. According to The Thaiger's June 2026 analysis, Bang Tao, Cherng Talay and Layan together rank first by enquiries from buyers and renters of homes: about 18% of all enquiries on the island.

Mai Khao, by the airport, costs the same per rai: 20–45 million baht. By the AREA index, land prices here rose 9 times over 2004–2024 and 3 times over 2015–2024.

West Coast: Kamala, Patong, Karon and Kata

Kamala has the most expensive land in the Colliers table: 40–100 million baht per rai (about $1.2–3.0 million). Homes here are in demand too: according to The Thaiger, there are 2,718 rental enquiries and 1,172 purchase enquiries. The median condo price is about 107 thousand baht per sq m.

Patong is cheaper: 30–70 million baht per rai (about $0.9–2.1 million). Demand for homes here is strongly tilted towards studios: they account for 37% of rental enquiries, the highest share in The Thaiger's sample. The median condo price is about 88 thousand baht per sq m.

Karon and Kata are combined in the Colliers table: 25–80 million baht per rai (about $0.8–2.4 million). Karon's growth is more modest than its neighbours': by the AREA index land rose 4 times over 2004–2024 and 1.3 times over 2015–2024, one of the lowest results among beach districts with data.

South: Rawai and Chalong

Rawai leads the AREA ranking for land price growth: 14 times over 2004–2024 and 3.3 times over 2015–2024. Land costs 20–45 million baht per rai ($0.6–1.4 million), the same as in Bang Tao. Homes here are in demand too: according to The Thaiger, Rawai is second on the island, with 5,108 rental enquiries and 2,428 purchase enquiries, and a noticeable share of villas and long stays. The median condo price is about 92 thousand baht per sq m.

Chalong: by the AREA index, land in Ao Chalong rose 9 times over 2004–2024. The median condo price here is the same as in Rawai, about 92 thousand baht per sq m.

Phuket Town and the East Coast

Phuket Town (Mueang Phuket) has the most affordable land in the Colliers table: 10–20 million baht per rai (about $0.3–0.6 million), roughly half the price of Bang Tao and Rawai.

The east coast has no beaches suitable for swimming, and far fewer tourists than the west of the island. Land price dynamics are uneven: by the AREA index for 2015–2024, Ao Makham rose 3.3 times and Ko Sirey 1.3 times.

District comparison

One rai equals 1,600 sq m. Prices per rai are taken from Phuket in Numbers 2026: What Is Being Built, What Is Selling, and Where the Price per Square Metre Sits, based on Colliers Thailand data. AREA indices are calculated from a base year (100).

What You Can Build on a Plot: Zoning

What can be built on a plot is determined by the colour of its zone on the area plan. The basis is the town planning law (Town Planning Act B.E. 2562) and the ministerial regulation on the comprehensive plan of Phuket Province, issued in 2011 (Royal Gazette). Phuket zoning regulations divide the island into zones: yellow is for low-density residential development, orange for medium-density residential, red for dense residential and commercial, green for agriculture. Comprehensive plans for provinces are prepared by the Department of Public Works and Town & Country Planning under the Ministry of Interior. A permit for a specific building is issued under the Building Control Act, which sets what can be built, and to what parameters, on a plot with a known zone.

On top of zoning, an order of the Ministry of Natural Resources and Environment on environmental protection in Phuket Province applies, updated in December 2024 (text of the B.E. 2567 order on the DMCR website). It restricts building on slopes. At 40–80 m above sea level a building may be no higher than 8 m. At 80–140 m, houses up to 6 m high with a footprint of up to 90 sq m are allowed, and building there is possible only on land owned before 16 December 2017. These rules apply first of all to hillside villas with sea views. Zone rules and height limits change. An updated comprehensive plan for Phuket is currently being revised, and until it is approved the 2011 regulation applies. For a specific plot, much depends on its position.

The zone determines what will be built on the plot itself and what may appear next to it. In a yellow zone building density is low; in orange and red zones taller and denser buildings are allowed, and the view from the window, the noise and how the surroundings change over the years of ownership depend on this. For a developer's project, the answer is in its documents: the building permit issued under the Building Control Act and the details of the plot's zone. First the district is chosen by the purpose of the purchase and the budget, then for the properties on the shortlist the zone, the permitted building height nearby and the distance to the beach are checked. This district-selection checklist helps compare projects within one district.

What the Data Shows in 2026

AREA data does not show a single beach district where land has become cheaper over twenty years. Where free land near the beach is scarce and building is moving inland, limited supply and rising land prices work to preserve property values.

For more on the market, read Phuket in Numbers 2026: What Is Being Built, What Is Selling, and Where the Price per Square Metre Sits. How to choose a district for your purpose is covered in Best Area in Phuket to Buy a Condo for Rental Income: How to Choose for Your Goal.

About Undersun Estate

Undersun Estate is a real estate agency in Phuket, a co-founder of the Phuket Property Association and a partner of the Phuket Real Estate Association (P-REA). We work with projects in 15+ districts of the island: we match the district and the property to your goal and budget, and support the transaction and registration at the Land Department. Message us on WhatsApp, and we will put together options in the districts that suit you.