NovBalini Phuket
Balini Phuket is a compact community of 11 two-storey private-pool villas in Thep Krasattri, Thalang, on the northern side of Phuket.
PhuketBased on developer material
From 10,290,000 THBCurrent price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- 163/7 Moo 8, Thep Krasattri, Thalang, Phuket 83110, Thailand · Phuket
- Stage
- Under construction · 2027
- Price
- From ฿10,290,000guide price, final by unit
- Transparency
- 11 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Compare before you decide — the same city and price level.
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Low-rise resort condominium · CompletedLaguna Beach Residences Seashore
Why this project is worth a look
A genuinely small estate
Eleven villas creates a different ownership experience from a large resort compound. The home, private pool and parking do most of the work; there is no long list of shared resort facilities that every buyer is paying to maintain. That can suit an owner who values privacy and a quieter community. The trade-off is that shared costs such as security, landscaping and access roads are spread across a small ownership base. Before committing, it is worth seeing the estate rules, the current common-area charge, what services it covers and how increases are approved rather than assuming that a small project automatically means low running costs.
Several villa formats
Balini is not a single floor plan with a different bedroom label. The range includes a 128.43 sqm two-bedroom villa, three-bedroom homes at 190, 205 and 243.82 sqm, and a 217.88 sqm four-bedroom example. The plans use the Gili and Nova names. That gives buyers a meaningful choice between a smaller entry ticket and more internal space, but it also makes headline comparisons less reliable. Bathroom counts, plots, furniture and the exact plan should be checked against the villa number rather than copied from another Balini unit.
Stage-based payments
The public schedule leaves part of the price tied to later stages rather than asking for the full amount at the start: 25% at contract, 30% at the land-right transfer stage, 40% during construction and 5% after handover. That structure is useful only if the milestones are clearly evidenced. The 30% land stage is particularly important for a foreign buyer because the legal right being registered may not be ordinary personal ownership of the land. The contract should identify the title holder, the registrable right, the building-ownership arrangement and the documents required at the Land Office before that instalment becomes due.
Northern Phuket, not beachfront
Balini sits in Thep Krasattri rather than the walkable Bang Tao–Laguna core. The airport is roughly 10 km away and the project is within driving distance of Nai Yang and Nai Thon, while Boat Avenue, Porto de Phuket and Laguna are also around nine kilometres away. This can work well for an owner who drives, values access to the north of the island and does not need nightlife or restaurants at the gate. It is a weaker fit for someone whose idea of Phuket living is walking from home to the beach, cafés and the main Choeng Thale retail strip.
Handover needs a reset
The 2025 completion date is no longer a reliable planning assumption, while the current 2027 indications differ on the quarter. That does not by itself make the project problematic, but it means the timing needs to be reset in the transaction documents. Ask for a dated construction programme for the selected villa, confirm actual site progress and make the signed handover clause the controlling document. A clear long-stop date, grace period and delay remedy matter because they determine when the buyer can occupy, rent or resell a completed product rather than an unfinished contract position.
About the project
Balini Phuket is a compact community of 11 two-storey private-pool villas in Thep Krasattri, Thalang, on the northern side of Phuket. The development is also called Balini Villas; the address, villa count, layouts and developer identity align, so these names refer to one project rather than separate phases. The practical appeal is the scale. Eleven homes is very different from buying into a large resort-style estate: each villa has its own pool and parking, while the shared component is relatively limited. The developer is SKHAI Development. No separately specified phase or independent release was identified.
The product mix is broader than the headline price suggests. Villa No. 11011 is a 128.43 sqm two-bedroom home priced at THB 10.49M; No. 11008 has four bedrooms, 217.88 sqm and a THB 14.59M price; three-bedroom examples reach 243.82 sqm and THB 15.99M. There are also three-bedroom homes of 190 and 205 sqm. The plans use the Gili and Nova names, with more than one three-bedroom configuration. That matters because a buyer cannot safely compare two Balini offers by bedroom count alone. The exact villa number, built area, plot, bathroom count, pool and parking arrangement, included specification and furniture package all need to be matched to the offer being signed.
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Bang Tao appears in the project's marketing, but the physical address is 163/7 Moo 8, Thep Krasattri, Thalang, Phuket 83110. This is not a walk-to-Boat-Avenue or beachside Bang Tao address. Thalang Hospital is about 4.4 km away and UWC International School about 5.9 km away. Nai Yang Beach and Sirinat National Park are around 9 km away; Boat Avenue, Villa Market and Porto de Phuket are also around 9 km; Nai Thon Beach is about 9.1 km, Laguna Phuket about 9.4 km and Phuket International Airport about 10.1 km. The location therefore makes more sense for a car-based lifestyle focused on northern Phuket than for someone who wants to step outside and walk to the beach, cafés and the Laguna retail cluster.
The stated payment structure is relatively easy to follow, but the land-transfer stage deserves careful legal attention. The price is allocated as 25% at contract signing, 30% at the stage described as transfer of land rights, 40% across five construction payments and 5% after handover. For a foreign individual, that wording must not be read as a promise of ordinary personal ownership of Thai land. Foreign land ownership is restricted, while ownership of a building can be separated from the land and a registered lease is a common lawful structure. Before a major instalment is paid, the buyer should know who holds the land title, what right will actually be registered, how ownership of the house is documented, and what the contract says if the intended registration cannot be completed.
Handover timing is the clearest unresolved issue. The earlier 2025 completion date has passed, yet the project is still described as under construction in 2026. Current completion indications have moved to 2027, but even the quarter is inconsistent, ranging from Q1 to Q4. For that reason, 2027 is best treated as a working year rather than a verified contractual deadline. A buyer should obtain a dated construction schedule for the specific villa, inspect or document current site progress, and then rely on the handover date, grace period and delay remedies written into the signed contract.
The base specification is described as a fitted home rather than an empty shell: bathrooms and kitchen, sliding windows and doors, floors, plastered ceilings, lighting, electrical and water systems, plus air conditioning in bedrooms and the living area are included. Furniture should not be assumed to be part of the base price; it is treated as a separate package that needs to be agreed for the selected villa. The estate also includes private pools and parking, security, CCTV, a communal garden and a basketball court. Staylar is presented as the management operator for maintenance, housekeeping, marketing, bookings and owner support. That can be useful operationally, but it is not evidence of a guaranteed return. Anyone buying for rental should assess the management agreement, fee structure, operating budget and actual letting rules separately from the sales pitch.
Ownership format
A foreign buyer cannot assume personal freehold ownership of the land under a villa. A common lawful structure is a registered land lease of up to 30 years with separate rights or ownership of the building; Balini's exact structure must be checked against the title and transaction documents.
Home types & sizes
The most compact confirmed configuration. It lowers the absolute entry budget and can suit a couple, a small family or an owner who does not need extra rooms. Plot size and the final included specification should still be matched to this exact villa.
This three-bedroom configuration sits well above the compact two-bedroom home without reaching the project's largest footprint. It includes a private pool; the furniture package should be agreed separately rather than assumed to be part of the base price.
Another three-bedroom configuration, showing why bedroom count alone is not enough to identify a Balini layout. It should be compared with the 190 sqm option by exact floor plan, plot, pool, parking and included specification rather than treated as the same house.
A large three-bedroom home. Its area is materially above the other confirmed three-bedroom options, so it should be treated as a distinct configuration: more floor area does not add another bedroom, but it changes price, upkeep and how the house can be used.
The four-bedroom villa fits an extra bedroom into a smaller overall area than the largest three-bedroom unit. That makes floor-plan efficiency and room sizes more important than the headline square metres for families comparing the two.
The plan names are Gili 2 BR, Gili 3BR, Gili Max, Gili 4BR and Nova 3BR, but they are not consistently tied to every market unit number. It is safer to compare the exact villa number, size and floor plan. The buyer should obtain the plan and specification schedule for the exact reserved villa.
Facilities
6 amenities
Private space
- private swimming pool
- private parking
Shared areas and security
- communal garden
- security
- CCTV
Sport
- basketball court
Location
- Address: 163/7 Moo 8, Thep Krasattri, Thalang, Phuket 83110, Thailand; the Bang Tao marketing label does not change the project's administrative location.
- Thalang Hospital is about 4.4 km away.
- UWC International School is about 5.9 km away.
- Nai Yang Beach and Sirinat National Park are about 9 km away.
- Boat Avenue, Villa Market and Porto de Phuket are about 9 km away.
- Nai Thon Beach is about 9.1 km away and Laguna Phuket about 9.4 km.
- Phuket International Airport is about 10.1 km away.
Address / landmark163/7 Moo 8, Thep Krasattri, Thalang, Phuket 83110, Thailand
The map loads from OpenStreetMap on request.
The circle shows the project’s approximate location; we confirm the exact address and the plot boundaries when you get in touch. © OpenStreetMap contributors.
Price & purchase terms
- Current price: From THB 10.29M on the project website as of 22 Sep 2026. This is a lower price anchor; the specific villa, final price, specification and transaction terms need to be reconfirmed.
- Expected completion: 2027
How the payments run
- Contract signing25% of the price
- Land-right transfer stage30% of the price
- During construction40% of the price across five payments
- After handover5% of the price
Project stage — what we know
Under construction. Handover declared for 2027.
Before booking check escrow, real timeline and the developer track record.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 11 documented key facts; 7 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Is this project right for you?
Tick what describes you — we will show whether this may be a fit. Honest, without gloss.
Your selections are not saved anywhere. This is a decision aid, not an assessment.
Best for: A buyer who wants a small villa community rather than a large resort estate: 11 homes keeps the scale intimate while each villa has its own pool and parking.; A couple or family that values a choice from a compact two-bedroom villa to three- and four-bedroom homes and is prepared to compare exact plans rather than shop by bedroom count alone.; Someone whose daily geography is northern Phuket: the airport, Nai Yang and Nai Thon fit that pattern, while Laguna and Boat Avenue remain reachable by car.; An off-plan or construction-stage buyer who is comfortable with milestone payments and will verify each contractual trigger, especially the land-right structure and evidence of construction progress.; An owner considering rental as one use case and who values the availability of a management operator, without treating marketing return claims as a substitute for an actual management contract and operating numbers.; may not suit: A poor fit for someone who wants to live on the beach or walk to Boat Avenue, Laguna and the main Bang Tao amenities; the practical distances to those points are around nine kilometres.; Less suitable for a buyer who needs a fully completed home with an immediately verifiable handover date; completion timing is still not firmly established in 2026.; Not suitable for a foreign individual whose non-negotiable requirement is ordinary personal ownership of the land beneath the villa without a lease or another lawful structure; Thai land-ownership restrictions make that unavailable in a standard purchase..
What we confirm before booking
A short, specific to the project list. We request these from the developer and go through them with you before any payment.
- the payment schedule and the booking fee as they stand today
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual handover date in the SPA — the page shows the date from the project’s materials
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Completion timing and status conflict: Balini's own website still shows 2025; a fresh 2026 profile marks the project as under construction and points to 2027, while other profiles still label it off plan and completion estimates range from Q1 to Q4 2027. The actual stage and contractual handover date need confirmation for the selected villa.
- Third-party project profiles separately show a THB 200,000 reservation and disagree on detailed construction-stage instalments of 7% versus 8%, while the project website groups the construction portion into five payments totalling 40%. The signed contract schedule should control the transaction.
- Balini's public schedule refers to a transfer of land rights, but the open materials reviewed do not provide enough title and contract documentation to determine the permitted ownership structure for a specific foreign buyer. The land title, registered owner and land/building agreements need to be checked before payment.
FAQ
What does a home in Balini Phuket cost?
2-bedroom villa — tHB 10.49M, unit No. 11011; 3-bedroom villa, 190 sqm — tHB 13.0M; 3-bedroom villa, 205 sqm — tHB 13.8M; 3-bedroom villa, 243.82 sqm — tHB 15.99M, unit No. 11009; 4-bedroom villa — tHB 14.59M, unit No. 11008. The current price and availability for a specific unit are confirmed with the developer before reservation.
Is there a payment plan for Balini Phuket?
contract signing — 25% of the price; land-right transfer stage — 30% of the price; during construction — 40% of the price across five payments; after handover — 5% of the price.
When is Balini Phuket due for completion?
2027. The contractual handover date is fixed in the SPA.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Government / official registry checked 22.09.2026
- Government / official registry checked 22.09.2026
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Mark Erometskiy
Thailand property expert (Pattaya, Phuket and Bangkok), co-founder of Bomi Home. Will help with the unit, ownership, stage and terms before you decide.
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