NovCelestia Villas
Celestia Villas is unusually small even by Phuket villa-project standards. It consists of only three four-bedroom pool villas in the Pasak side of Cherngtalay, north of the main Boat Avenue and Laguna commercial cluster.
PhuketBased on developer material
From 35,500,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- Pasak Road, Cherngtalay, Thalang District, Phuket 83110, Thailand · Phuket
- Price
- From ฿35,500,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Why this project is worth a look
Only three homes
The project is closer to a tiny private enclave than a conventional gated estate. Low density can mean less internal traffic and more privacy, but it also means there is no extensive communal amenity package doing the heavy lifting. The value case sits mainly in the house, land plot and location.
Genuine family scale
At roughly 467 to 562.5 sqm of built-up area, these are substantial houses. Staff quarters, laundry and storage, large bedroom suites, three-car parking and a private pool make the plan more convincing for long stays or full-time living than for occasional holiday use. The same scale also brings higher maintenance and operating costs.
Residential Cherngtalay
Pasak is useful for the wider Cherngtalay ecosystem without placing the home directly in the beachfront strip. Boat Avenue, Porto de Phuket, Laguna and several schools are driveable, but commuting conditions should be tested at the times that matter to the buyer rather than judged from brochure travel times.
Due diligence is decisive
Current sources conflict on whether the project finished in 2024 or remains off-plan toward 2027. Ownership marketing also needs to be translated into actual land and building documents. With only three villas, there is little reason to accept project-level ambiguity when the selected house can be checked individually.
About the project
Celestia Villas is unusually small even by Phuket villa-project standards. It consists of only three four-bedroom pool villas in the Pasak side of Cherngtalay, north of the main Boat Avenue and Laguna commercial cluster. That scale matters. A buyer is not choosing a resort-style estate with dozens of homes and a large clubhouse; the proposition is closer to three substantial private houses sharing a project identity and security setup. Public sources consistently place built-up areas between roughly 467 and 562.5 sqm and land plots between about 648 and 775.5 sqm, while FazWaz and Phuket.Net give the total project area as 2,339 sqm.
The homes are designed around private outdoor space rather than communal facilities. The recurring specification is four bedrooms, five bathrooms in most current sales listings, a private pool, open living and dining areas, a kitchen, laundry and storage space, staff accommodation and covered parking for around three cars. The developer publishes a detailed breakdown for the 562.5 sqm version, including a pool of about 47 sqm, a large parking zone and generous bedroom suites. Home In Phuket describes the plan as a series of separated volumes arranged to improve privacy and airflow, with bedrooms opening toward the pool and garden. This is a full-size family house rather than a compact holiday villa.
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The location is residential Pasak rather than beachfront Bang Tao. That gives the project a different everyday rhythm from developments immediately around the coast. Most destinations are a short drive rather than a walk: the developer quotes about nine minutes to Porto de Phuket, ten minutes to Laguna Beach, fifteen minutes to Bang Tao Beach and around fifteen minutes to UWC Thailand International School. Those figures are useful orientation, but they should be treated as light-traffic estimates. For a full-time resident, school runs and peak-hour travel through Cherngtalay matter more than the brochure driving time.
The largest unresolved issue in September 2026 is the construction status. The developer's own website states a construction term from June 2023 to October 2024. Phuket.Net, DDproperty and Phuket.PRO also point to 2024 completion. In contrast, FazWaz currently labels the project off-plan with January 2027 completion, and Home In Phuket still shows it as off-plan. The discrepancy is too material to smooth over. A buyer should verify the exact villa rather than rely on the project-level label: inspect what is physically complete, what remains outstanding, whether handover documentation is available and which payment schedule the seller is actually applying.
Pricing is similarly fragmented across current public inventory. Alnair shows a range of roughly THB 35.5M to THB 42.5M; FazWaz lists three villas at THB 42.5M; Home In Phuket currently shows the 562.5 sqm home at about THB 45M. These numbers are better read as live market offers for individual houses than as one fixed developer price list. THB 35.5M is therefore a useful lower market anchor, but it does not establish that a particular villa with a particular land plot, furniture package and completion status can still be reserved at that figure.
Foreign-buyer ownership needs to be handled with equal precision. The project markets both freehold and leasehold options, and FazWaz describes a lease structure paired with ownership of the villa itself. Thai land rules generally restrict direct land ownership by foreign individuals, so the practical due-diligence question is not simply whether a brochure says 'freehold'. It is who owns the land, what title the plot carries, who grants the registered lease, what is registered at the Land Office, how the building rights are documented and what the extension clauses actually promise. A marketed 30+30+30 structure should not be treated as an automatic ninety-year land title.
For the right buyer, the attraction is straightforward: very low project density, unusually large homes, substantial private plots and access to the broader Cherngtalay lifestyle without being inside a dense resort compound. The trade-off is equally clear. There is little shared amenity infrastructure to justify the purchase on its own, the beach is not on the doorstep, and the small developer profile makes specific to the project document review more important, not less. Celestia Villas deserves to be judged villa by villa — on build quality, legal structure, actual completion and the exact deal being offered — rather than as a generic luxury-villa brand.
Ownership format
The developer markets both freehold and leasehold structures. A foreign individual is generally restricted from owning Thai land directly, so the conventional villa route is a registered land lease with separate rights over the building. The exact land title, initial lease term, extension wording and ownership of the structure must be checked against the contract for the selected villa.
Home types & sizes
One of the two 467 sqm house variants. FazWaz currently pairs it with an approximately 648.76 sqm land plot and a private pool; Phuket.Net has also marketed a C3 villa with broadly the same house and plot size.
The same approximate 467 sqm built-up area on a larger plot. FazWaz currently shows the same asking price as the smaller plot, so the meaningful difference should be checked in the actual orientation, garden, specification and completion of the individual villa.
The largest published configuration and the best documented by the developer. The official site gives a land plot of about 775.5 sqm, a pool of about 47.15 sqm, a large parking area, staff room, laundry and storage, making it the clearest reference for how the project is intended to function as a full-size home.
Current public asking prices do not form one clean price list. Alnair shows roughly THB 35.5M–42.5M, FazWaz shows three villas at THB 42.5M, and Home In Phuket lists the 562.5 sqm home at about THB 45M. Price, furniture, completion and remaining works need to be checked villa by villa. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
10 amenities
Private space
- private pool
- private garden
- pool terrace
- outdoor lounge area
Practical living
- covered parking for around 3 cars
- laundry
- storage room
- staff room
Security
- security
- CCTV
Location
- Pasak / Cherngtalay in Thalang District on Phuket's west side
- About 9 minutes by car to Porto de Phuket in the developer's location guide
- About 10 minutes to Laguna Beach and 15 minutes to Bang Tao Beach in the developer's guide
- About 15 minutes to UWC Thailand International School; real travel times depend on traffic
Address / landmarkPasak Road, Cherngtalay, Thalang District, Phuket 83110, Thailand
Price & purchase terms
- Current price: From THB 35.5M in public Alnair inventory checked on 16 September 2026. This is a lower market anchor rather than a guaranteed developer price; the exact villa, availability, specification and contract price need a fresh check before reservation.
We show the lowest of the prices the brokerage boards publish: their figures for the same unit differ by a few per cent, and none of them is the developer’s price list. We ask the developer for the current price, availability and payment terms on the unit you are looking at, and go through them with you personally.
How the payments run
- Reservation2%
- Contract signing28%
- Foundation completed30%
- Structure completed20%
- Interior works completed10%
- Handover10%
Transparency index
Facts already published on this page and points we clarify together.
The project has 10 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 family wanting a genuinely large four-bedroom home for long stays or full-time Phuket living rather than a compact holiday villa.; A buyer who values private land, pool and low density more than a large communal clubhouse or resort amenity package.; Someone who wants access to the Cherngtalay and Laguna area but is comfortable driving to the beach, shops and schools.; A buyer willing to diligence the exact villa, land rights and handover status rather than relying on the project brochure.; may not suit: Not the strongest fit for someone who wants a walk-to-the-beach address and a substantial shared amenity package inside the estate.; Not a simple direct-land-freehold purchase for a typical foreign individual; the land and building structure needs legal review.; Buyers who require a completely consistent public completion record may prefer a project with clearer handover documentation and no current status conflict..
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 area of the chosen unit, and which basis it is measured on
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Construction status conflicts materially. The developer gives a construction term ending in October 2024 and several platforms call the project completed in 2024, while FazWaz in 2026 shows January 2027 and off-plan status. The selected villa's physical completion and handover documents need direct verification.
- FazWaz markets the land lease as three 30-year periods. That wording does not itself create an automatic 90-year registered land right. The first registered term, land title, contracting parties and enforceability of extension promises should be checked separately.
- Open sources consistently identify Pasak Road / Cherngtalay and map the project, but a sufficiently reliable exact coordinate pair was not exposed in the reviewed material, so coordinates are intentionally omitted rather than estimated.
FAQ
What does a home in Celestia Villas cost?
4 bedrooms — approx. 648.76 sqm land plot — tHB 42.5M asking price on FazWaz; 4 bedrooms — approx. 690.28 sqm land plot — tHB 42.5M asking price on FazWaz; 4 bedrooms — large layout — approximately THB 42.5M–45M in current public listings. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Is there a payment plan for Celestia Villas?
reservation — 2%; contract signing — 28%; foundation completed — 30%; structure completed — 20%; interior works completed — 10%; handover — 10%.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Government / official registry checked 16.09.2026
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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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