Phuket Land Prices: Official Values vs Market in 2026

Phuket land prices range from about 3,200 baht per square wah on rural lanes in Thalang to 200,000 baht per square wah on Patong's beach road under the Treasury Department's official 2023 to 2026 appraisal, while market prices for prime beachfront run far higher. That gap matters right now: a new official appraisal round takes effect on 1 January 2027, and the Treasury wants its figures much closer to real market values, which will push up transfer fees and annual land tax for many owners. Here is what land costs across the island and what the reset could mean for buyers.

How is land measured and priced in Thailand?

Thai land is measured in rai, ngan and square wah. One rai equals 4 ngan, or 400 square wah, or 1,600 square metres, so one square wah is 4 square metres. Prices are usually quoted per square wah for small plots and per rai for larger ones. There are two very different numbers to keep apart: the official appraised value set by the Treasury Department, which is used to calculate fees and taxes, and the market price that buyers and sellers actually agree.

What are the official Phuket land prices?

According to The Phuket News, reporting the Treasury Department's 2023 to 2026 appraisal list, the island's official values look like this:

The same list puts residential zones in Kathu and Chalong mostly at 25,000 to 50,000 baht per square wah, and notes that high-demand areas near Laguna, Surin and Bang Tao can exceed the Thalang average.

What does land really sell for in Phuket?

On the open market, Phuket land prices are much higher, especially on the coast. Estimates for 2025 from the Agency for Real Estate Affairs (AREA), published by Thai newspaper Matichon in August 2026, put beach land at roughly these levels per rai:

• Patong Beach: about 350 million baht (875,000 baht per square wah)
• Bang Tao: about 80 million baht
• Kamala, Karon and Rawai: about 70 million baht each
• Cape Panwa: about 50 million baht
• Mai Khao and Chalong Bay: about 45 million baht each
• Ao Po: about 20 million baht, and Ao Makham about 15 million baht

In the same report, the president of the Phuket Real Estate Association said land in Cherng Talay had risen around 300%, from 5 to 7 million baht per rai to 15 to 21 million baht. Put next to the official table, the Patong numbers show how wide the gap can be at the top end: the market estimate is more than four times the official beach road value. For what this means for homes in one of the most sought-after areas, see our Bang Tao property guide.

What changes for Phuket land prices on 1 January 2027?

The Treasury Department reappraises land every four years, and the current values expire on 31 December 2026. In a Bangkok Post report from June 2026, director-general Akkaruth Sandhyananda said official appraisals sit 30% to 40% below market prices, and the department wants to narrow the gap to 20% to 25%. The new values will apply from 1 January 2027 to 31 December 2030, and provincial committees set the figures for each province. The department has said the change will be gradual, so official Phuket land prices are more likely to step up than to jump all at once, and new Phuket figures had not been published at the time of writing.

How will the new appraisal affect buyers and owners?

The official value is the base for several costs, so a higher appraisal can raise:

• Transfer fees: the standard 2% Land Department transfer fee is charged on the appraised value. See our full guide to Phuket property transfer fees.
• Annual land and building tax: calculated on appraised value, with higher rates for vacant and commercial land than for homes. Our land and building tax guide explains the bands.
• Bank lending: on the positive side, the Treasury chief said owners using land as collateral could borrow more.

Buyers who plan to complete a freehold land purchase anyway may want to talk to their lawyer about timing, since transfers registered before the end of December 2026 should still use the current appraisal.

Can foreigners buy land in Phuket?

No. Foreigners cannot own land in their own name in Thailand, which is why most foreign buyers of houses and villas use a registered lease of up to 30 years, explained in our freehold vs leasehold guide. Lease registration fees are based on the total rent rather than the appraised land value. Whatever the structure, check the title first; our Chanote title guide explains why a full Chanote deed is the safest choice.

Frequently asked questions

How can I check the official value of a plot?

The Treasury Department runs an online appraisal lookup at assessprice.treasury.go.th, and the Land Department's LandsMaps service shows parcels by title deed number.

Will Phuket land prices keep rising?

Nobody can promise that. Developers report strong demand for villa land, but the market depends on tourism, interest rates and planning rules, so judge each plot on its own merits.

Is cheap inland land a bargain?

Sometimes, but low prices can reflect poor road access, missing utilities or zoning limits. Run full property due diligence before paying any deposit.

Photo: Ewong17 / Wikimedia Commons, CC BY-SA 4.0