Why Ayana Heights is a Phuket project, not in Pattaya
The search query "ayana heights seaview residence in Jomtien prices" contains a geographical error. The Ayana Heights Seaview Residence residential complex is being built on the west coast of Phuket, in the Layan area, not in Na Jomtien or anywhere else in Pattaya. The developer is T.H. Group Phuket Co., Ltd., a consortium of Hong Kong Safe Gold Group, Golden Invest Group, and Australian AUTA Group.
The project occupies a 49,000 m² plot on elevated land between Layan and Bang Tao beaches. Distance to the shore is 1.5 km, to Phuket International Airport - 24 minutes by car. Completion date is fourth quarter 2026. Form of ownership is freehold for foreigners (full ownership without time limitation) within the 49% quota of the building's total area.
Floor plans and starting prices from the developer
A total of 549 units are planned in the complex across eight buildings ranging from four to six stories. Unit types:
- Studios - from 37 m², starting price 5.1 million baht (approximately $152,000)
- 1 bedroom - 40-57 m², from 5.4 to 11.7 million baht ($160,000-350,000)
- 2 bedrooms - 64-75 m², from 8.5 to 15.8 million baht ($254,000-472,000)
- 3 bedrooms - 92-117 m², from 11.5 to 24 million baht ($344,000-717,000)
- 4-bedroom penthouses - 210-281 m², from 24.3 to 26.5 million baht ($726,000-792,000)
According to the developer, the initial price per square meter was 100,000 baht, but by publication time had risen to 228,000 baht per m² - a 128% increase during the construction phase. This indicates high demand and limited supply of sea-view property in Layan.
All apartments on upper floors have panoramic views of the Andaman Sea. Ground floor units feature direct pool access. Finishing is executed in contemporary style using natural materials, with fitted kitchens, air conditioning systems, and floor-to-ceiling windows.
Payment plan and purchase conditions
The developer offers a flexible payment scheme by construction stages:
- Reservation - from 100,000 baht (approximately $2,990)
- First installment - 35% within 30 days after contract signing
- Second payment - 20% one month after construction commencement
- Third payment - 20% after foundation completion
- Fourth payment - 15% after main structure completion
- Final payment - 10% upon ownership registration at the Land Office
For foreign buyers, registration at Phuket Province Land Office is mandatory with provision of proof of funds origin (Foreign Exchange Transaction Form) from a Thai bank. Without this document, ownership registration is impossible.
Complex infrastructure: central "Oasis" and services
The main feature of Ayana Heights is an 8,000 m² landscaped recreation area named "Oasis" by the developer. It includes:
- Cascading infinity pool with sea views
- 6-meter artificial waterfall
- Walking paths among tropical gardens
- BBQ zones and relaxation pavilions
- Children's playgrounds
- Fitness center and library
- Co-working space
- 24-hour security and concierge service
All buildings are designed in cascade style to ensure maximum apartments receive ocean views. The architectural concept was developed by an Australian firm in accordance with South Australian building standards, which is rare for Thai projects.
Location: Layan as an alternative to overcrowded Bang Tao
Layan area is located in northwest Phuket, between Bang Tao and Nai Thon. Layan Beach is a shallow bay with white sand, protected from waves by a small island. Water depth is minimal, making it popular among families with children.
Within reach from Ayana Heights:
- Layan Beach - 1.5 km (5 minutes by car)
- Porto de Phuket (shopping center) - 3 km
- Boat Avenue (restaurants and shops) - 4 km
- UWC Thailand International School - 5 km
- Laguna Golf Club - 6 km
- Bangkok Hospital Phuket - 12 km
Layan remains less developed than neighboring Bang Tao, where condominium density has reached critical levels. According to Real Estate Information Center (REIC), in 2025 only 340 new units were delivered in Layan versus 1,820 in Bang Tao. This creates a supply shortage and supports prices.
Rental yield: real figures for investors
The developer claims potential yields up to 10% annually, but practice shows more modest results. Analysis of rental rates on Airbnb and Booking.com in Layan for 2025:
- Studio 37 m² - 2,500-3,500 baht per night (high season), 1,500-2,000 baht (low season)
- 1 bedroom 50 m² - 3,500-5,000 baht (high season), 2,000-3,000 baht (low season)
- 2 bedrooms 70 m² - 5,500-8,000 baht (high season), 3,500-5,000 baht (low season)
Example calculation for a 50 m² one-bedroom apartment purchased for 8 million baht:
- High season (November-April, 180 days): 70% occupancy, 4,000 baht/night average rate → income 504,000 baht
- Low season (May-October, 185 days): 40% occupancy, 2,500 baht/night average rate → income 185,000 baht
- Annual income - 689,000 baht
- Expenses (utilities, management, taxes, cleaning) - approximately 150,000 baht
- Net income - 539,000 baht
- Yield - 6.7% annually
To reach 10%, occupancy above 80% year-round is needed, or working with corporate clients on long-term rentals. The developer offers a rental management program, but terms and commissions are not disclosed at publication time.
Comparison with similar projects in Layan and Bang Tao
Several projects compete with Ayana Heights in the Phuket market by price segment and location:
- Sunshine Beach Condominium (same developer, Layan) - studios from 4.8 million baht, completed 2024, 800 meters to sea
- Skypark Aurora Laguna (Bang Tao) - apartments from 6.2 million baht, Laguna lake view, completion 2026
- The Residence Bangtao (Bang Tao) - villas and apartments from 12 million baht, gated community, completed 2023
Ayana Heights wins on price-to-sea-view-to-infrastructure ratio. Sunshine Beach is cheaper but smaller and without the "Oasis". Skypark Aurora offers lake views, not sea views. The Residence is more expensive and targets the premium segment.
Risks of buying during construction
Off-plan purchases always carry risks:
Completion delays. Thai developers often postpone deadlines by 6-12 months. Contracts usually include force majeure clauses exempting the developer from penalties.
Changes to layouts or materials. Developers may replace declared materials with cheaper alternatives. Check specifications in the sale-purchase agreement.
Developer financial stability. T.H. Group Phuket claims 475 million baht registered capital and full land ownership, reducing bankruptcy risk. But verifying this data through public registries is difficult.
Market revaluation. If Phuket property prices fall by 2026, reselling the apartment at profit will be impossible. According to REIC, average Phuket condominium prices rose 4.2% in 2025, below inflation (5.1% per Bank of Thailand data).
Legal nuances for foreign buyers
Foreigners can own condominiums in Phuket as freehold, but with restrictions:
- Foreign quota - maximum 49% of building's total area
- Mandatory proof of funds transfer from abroad (FET form)
- Money must arrive at Thai bank in foreign currency and be converted to baht by the bank
- Land under the building belongs to developer or legal entity; foreigners own only the unit's airspace
If the 49% quota is exhausted, foreigners are offered to register the apartment through a Thai Limited Company or on leasehold (long-term lease for 30-90 years). Both options carry additional risks and expenses.
Upon ownership registration at the Land Office, buyers pay:
- Registration fee - 2% of cadastral value
- Stamp duty - 0.5%
- Transfer fee - usually split 50/50 between buyer and seller
Total expenses - approximately 3-4% of apartment cost.
What this means for Pattaya buyers
Ayana Heights project is in Phuket, but its appearance indirectly affects the Pattaya market. Price growth for sea-view property on Phuket's west coast (Layan, Surin, Kamala) by 128% over two construction years shows investors are willing to pay premium for quality sea-view projects.
In Pattaya, similar properties with panoramic bay views (for example, in Wongamat area or Pratumnak hills) cost 30-40% less with comparable quality. A sea-view studio in a new Pattaya project can be found for 3.5-4.5 million baht versus 5.1 million in Phuket.
For investors this means:
- Lower entry threshold in Pattaya while maintaining growth potential
- Higher occupancy due to year-round tourist season (Phuket's low season from May to October is more pronounced)
- Developed infrastructure - Pattaya has more international schools, hospitals, shopping centers within walking distance
However, Phuket wins on location prestige and beach quality. Layan is considered more ecological and peaceful than any Pattaya coastal area. For buyers focused on resale in 3-5 years, Phuket may deliver higher capital appreciation, but with greater risks and initial investment.
If your goal is stable rental income with minimal fluctuations, Pattaya remains a more predictable market. If you're ready for volatility for potential asset value growth - Phuket offers more opportunities, but also more competition.
Conclusions: who is Ayana Heights suitable for
Ayana Heights Seaview Residence is a project for buyers who value sea views over proximity to infrastructure. The Layan location suits those willing to drive to shops, schools, and hospitals for the sake of tranquility and Andaman Sea panoramas.
The project makes sense for:
- Investors expecting price growth in the scarce sea-view property segment
- Owner-occupiers planning to spend 3-6 months per year in Phuket
- Landlords ready to actively manage the property or pay management company commissions
Not suitable for:
- Conservative investors needing guaranteed yield without effort
- Families with school-age children for whom school proximity is critical (nearest international school - 5 km)
- Those seeking liquid assets for quick resale (Layan market is narrow, sales may take 6-12 months)
Before deciding, request from the developer the complete sale-purchase agreement in Russian and English, material specifications, and land ownership confirmation (Chanote copy). Verify the 49% foreign quota hasn't been exhausted. These documents must be provided before deposit payment.
