Kiri Buddha Pool Villa: What the Chalong Project Offers
Kiri Buddha Pool Villa is a gated community of eight single-story villas with private pools, located in the Chalong area of Phuket. The project was completed by developer Hunyaorn Design And Construction Co., Ltd. in June 2022. Each villa is built in Balinese tropical style with open-plan layout and panoramic glazing.
Distance to Chalong Pier is five minutes by car. To the Big Buddha statue - 2.4 kilometers. The nearest Rawai beach is 6.6 kilometers away. Dibuk Hospital is 5.4 kilometers away, Robinson Lifestyle Chalong shopping center - 2.6 kilometers.
Important feature: all villas are sold under Thai quota. Foreigners can purchase property only through Thai company registration or long-term land lease (leasehold) for up to 90 years.
Layouts and Sizes: From Studios to Four-Bedroom Villas
The project offers three layout types. The most compact villa includes two bedrooms, three bathrooms and 192.45 m² of living space. Plot - 131 m² (approximately 50 square wa). Price - 17.5 million baht (approximately 43.5 million rubles at early 2026 exchange rate).
A three-bedroom villa occupies 290 m² on a plot of the same size. Four bathrooms, each bedroom with separate entrance. Cost - 18.9 million baht (about 47 million rubles).
The largest layout is a two-story villa with four bedrooms, five bathrooms and 416 m² area. Plot increased to 172 m² (approximately 65 square wa). Price - 21 million baht (52 million rubles).
All villas come furnished. Air conditioners are built into the ceiling. Kitchens are equipped with appliances. Pools - from 20 to 30 m² depending on layout.
Real Purchase Prices in 2026
Average cost per square meter at Kiri Buddha Pool Villa is 90,900 baht (about 226,000 rubles). For comparison: in neighboring Chalong projects, prices start from 75,000 baht per m² in older villages and reach 120,000 baht in new complexes with developed infrastructure.
According to PropertyHub.in.th, as of March 2026, two villas remain for sale: three-bedroom and four-bedroom. The developer offers installment payment for two years without interest with 40% down payment.
Calculation example for an 18.9 million baht villa:
- First payment - 7.56 million baht (40%)
- Remaining - 11.34 million baht
- Monthly payment - 472,500 baht (about 1.17 million rubles) for 24 months
A buyer from Moscow who purchased a three-bedroom villa in August 2025 registered a Thai company with authorized capital of 10 million baht. Registration and legal support costs amounted to 180,000 baht. Annual accounting and company license renewal expenses - about 40,000 baht.
Rental Conditions: Short-term and Long-term
Long-term rental of a two-bedroom villa costs 180,000 baht per month with a one-year contract. Deposit - one month, advance payment - one month. Utilities paid separately: electricity - 6-8 baht per kWh, water - about 20 baht per cubic meter.
Short-term rental in high season (November - March):
- One month - 700,000 baht
- Two months - 550,000 baht per month
- Low season (April - October) - 350,000 baht per month
Yearly rental of a three-bedroom villa costs approximately 220,000 baht monthly. Four-bedroom - from 280,000 baht.
Owners rent villas through Renthai and PropertyHub agencies. Agency commission - 50% of monthly rent when signing annual contract. For short-term rentals, commission is included in the price.
Rental Income: 2026 Calculations
A villa for 17.5 million baht with long-term rental at 180,000 baht per month generates 2.16 million baht annual income. Gross yield - 12.3%. After deducting management expenses (10% of rent), property tax (12.5% of income), insurance (15,000 baht per year) and repair reserve (50,000 baht per year), net yield drops to 8.7%.
Short-term rental shows higher figures but requires active management. With 60% annual occupancy (seven months) and average rate of 450,000 baht per month, income will be 3.15 million baht. Expenses for cleaning, linen, utilities and platform commissions (Airbnb, Booking.com) - about 35% of income. Net yield - 11.8%.
Important point: rental by foreigners through Thai company requires obtaining business license (work permit) and paying 20% corporate tax on profit. Many owners work through management companies that arrange rentals on their behalf.
Legal Aspects of Villa Purchase by Foreigner
Since Kiri Buddha Pool Villa offers only Thai quota, buyer has three options:
Thai company registration. Authorized capital must be four times the land value. For land worth 5 million baht, capital of 20 million baht is required. In reality, many companies register with minimum capital of 2-5 million baht, but this creates risks during Land Office inspection. Thais must own 51% of shares. Nominee shareholders are often used, which is formally prohibited but widely practiced.
30-year leasehold with renewal option. Contract registered at Land Office. Registration cost - about 1% of villa price. Leasehold can be extended twice for 30 years (total 90 years), but extension is not guaranteed by law. When selling villa, buyer must agree to accept leasehold terms or buy land from owner.
Purchase through Thai spouse. Requires notarized statement from spouse that purchase money belongs personally to them and is not jointly acquired property. In case of divorce, foreigner loses property rights unless proving funds were their personal property.
Lawyers recommend first option for investors planning to rent villa. Second - for those buying for personal residence and not wanting to deal with annual company reporting.
Chalong District Infrastructure: What's Near the Project
Chalong is Phuket's central district, popular among expats. There are no beaches, but infrastructure is well developed. Five minutes from Kiri Buddha Pool Villa - Chalong circle with dozens of restaurants, bars, massage salons and shops.
BCIS international school is 2 kilometers away. Annual tuition - from 400,000 to 650,000 baht depending on grade. Ruamrudee International School - 3.7 kilometers, fee - from 520,000 baht per year.
Nearest Makro supermarket - 10 minutes drive. Vachira Phuket Hospital with emergency department - 9 kilometers. Bangkok Hospital Phuket private clinic - 7 kilometers, general practitioner appointment costs 1,500 baht.
To Kata Beach - 4.2 kilometers, to Karon - 4.8 kilometers. Journey takes 15-20 minutes depending on traffic. In high season, traffic jams on roads to beaches start after 10 am.
Comparison with Other Chalong Projects
Within three kilometers of Kiri Buddha Pool Villa, several similar projects operate. Noon Village offers two-bedroom villas from 12.5 million baht, but unfurnished. Plots smaller - 100 m². Finishing quality lower.
Wallaya Villas Town sells three-bedroom villas for 16 million baht. Area - 240 m², plot - 110 m². Project older (2019), pools smaller - 15 m². Advantage - foreign quota available in some units.
Dlux Condominium - condominium 1.5 kilometers from Kiri Buddha. 28 m² studios cost from 3.2 million baht. Rental yield - 6-7% per year. Suitable for investors with limited budget, but doesn't provide privacy of separate villa.
In terms of price-to-area-quality ratio, Kiri Buddha Pool Villa occupies mid-segment. Project more expensive than old villages, but cheaper than premium complexes like Botanica or Sai Taan Villas, where prices start from 30 million baht.
Owner and Tenant Reviews
Owner of three-bedroom villa (bought September 2022) notes construction quality and absence of leak problems after rainy season. Minus - distance from beach. Rents villa through Airbnb, average occupancy - 55% per year, income after all expenses - about 1.5 million baht.
Tenant of four-bedroom villa (annual contract, 280,000 baht per month) complains about high electricity bills in hot season - up to 12,000 baht per month with active air conditioning use. Praises quietness and privacy of village.
Russian family renting two-bedroom villa for two months in winter 2025 appreciated proximity to BCIS school and convenience for living with children. Minus - absence of children's playground and common pool in project.
What This Means for Pattaya Buyer
For investor already owning property in Pattaya, purchasing villa in Phuket diversifies portfolio. Phuket market more stable: according to CBRE Thailand, average price per square meter in premium island projects grew 4.2% in 2025, while Pattaya growth was 1.8%.
Short-term rental yield in Phuket higher due to longer high season (November - April) and greater tourist flow. Pattaya receives more budget travelers, Phuket - mid and premium segment clients.
Important point: managing Phuket property from Pattaya requires reliable management company. Distance between cities - 850 kilometers, flight - 1 hour 20 minutes, ticket - from 2,500 baht one way. Personal control difficult.
For buyer choosing between Pattaya and Phuket for personal residence, Chalong suits families with school-age children. More international schools in Phuket, education level higher. Pattaya more convenient for those frequently traveling to Bangkok (one and a half hours by car versus one hour flight).
Legal purchase conditions same in both regions. Thai quota, leasehold and company registration work by same rules. Property transfer tax - 2% of cadastral value, stamp duty - 0.5%, agency commission - 3-5% of transaction price.
Practical Steps for Villa Purchase in 2026
First step - request from developer current list of available villas and reservation agreement. Reservation costs 100,000-200,000 baht, period - 7-14 days. Money returned if deal fails due to seller's fault.
Second step - hire independent lawyer to verify land documents (Chanote or Nor Sor 3 Gor) and absence of encumbrances. Service cost - 30,000-50,000 baht. Lawyer checks plot history at Land Office, tax debts and boundary correctness.
Third step - choose purchase scheme (company or leasehold) and prepare documents. For company registration needed: passport copy, criminal record certificate with apostille, Thailand address for office registration. Process takes 3-4 weeks, turnkey cost - 150,000-200,000 baht.
Fourth step - open bank account in Thailand and transfer funds. Bank will issue foreign exchange transaction form confirming foreign origin of money. Without this certificate, Land Office may refuse transaction registration.
Fifth step - sign purchase agreement at Land Office. Both parties must attend personally or through authorized person with notarized power of attorney. Registration takes one day, fee - 2% of cadastral value (usually split between buyer and seller).
Sixth step - connect utilities and insure villa. Fire and natural disaster insurance costs 0.1-0.15% of property value per year.
