NovCharn Baan Saiyuan
Charn Baan Saiyuan is a compact private-pool villa development in Rawai, southern Phuket. Most major project databases describe a 16-home scheme by Charn Simple Serenity.
PhuketBased on developer material
From 12,280,000 THBCurrent price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- Phuket
- Stage
- Under construction · 2026
- Price
- From ฿12,280,000guide price, final by unit
- Transparency
- 11 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Similar options in this city and budget
Compare before you decide — the same city and price level.
Single-storey private pool villa community · CompletedShambhala Sol
Single-storey private pool villa community · Under constructionSana Vista Villas
Single-storey private pool villa community · CompletedBamboo Garden Villa
Why this project is worth a look
Small-scale community
With only 16 villas reported across the development, the buying decision is centred on the individual home rather than a long menu of resort amenities. That can suit owners who value privacy and limited common areas, although it also means the quality of day-to-day estate management matters more than the presence of a large developer-run clubhouse.
A simple villa range
The core product is easy to compare: a smaller three-bedroom villa, a larger three-bedroom villa and a four-bedroom version. The one caveat is Type B2, where published areas conflict, so the signed floor plan and schedule of areas for the selected house should take priority over a generic type name.
Residential Rawai setting
This is a south-Phuket residential address rather than beachfront resort real estate. It can work well for families, seasonal residents and owner-occupiers who want everyday services around Rawai and Nai Harn without living in the busiest tourist strip. The compromise is that a car or scooter is part of normal life here.
Unit-level due diligence
The project already has completed homes, rentals and resales while newer developer stock is still reported with a later handover. That makes the exact villa more important than the project headline. Construction status, specification, land structure, plot boundaries and contractual delivery date should all be checked at unit level before reservation.
About the project
Charn Baan Saiyuan is a compact private-pool villa development in Rawai, southern Phuket. Most major project databases describe a 16-home scheme by Charn Simple Serenity. The product is straightforward: single-storey three- and four-bedroom villas with their own pools, plots and parking, rather than a resort-style compound built around a large shared clubhouse. That distinction matters in day-to-day ownership. Buyers are paying primarily for the individual house and outdoor space, while the common facilities are limited to the practical basics associated with a small gated community, including landscaped common areas, parking and CCTV.
The first point to resolve with any current purchase is construction status. Public sources do not tell one clean story. FazWaz, Home in Phuket and several related project databases show the development as completed in January 2025, and there are individual villas already marketed as completed in 2025 and available for resale or long-term rent. More recent material, however, points to continuing construction: a specialist platform citing a developer price list dated 30 March 2026 shows nine units for sale, an under-construction status and Q4 2026 handover, while Housebook also lists Q4 2026. The practical reading is that delivery appears to be phased. Some homes are finished, while remaining developer stock may still be under construction. A buyer should therefore work from the status and handover date of the exact villa, not from a single project-wide completion label.
Read moreShow less
The villa range is relatively easy to understand. Type A is a three-bedroom, three-bathroom layout with about 190 sqm of built area. Earlier sales material breaks that down into roughly 116 sqm internally and 74 sqm of external built area, with a 3 by 6.5 metre pool. Type B keeps three bedrooms and three bathrooms but increases the built area to around 234 sqm, with a 3 by 7 metre pool. Type B2 is the four-bedroom version. This is where the public record becomes less consistent: early material describes a 234 sqm configuration, while a specific current Type B2 listing gives 272 sqm of indoor area on a 273 sqm plot. The exact plan attached to the selected villa is therefore more reliable than a generic type label.
The address sits in the residential Sai Yuan/Rawai part of south Phuket, around Soi Huai Nam Tho rather than directly on the coast. Property sources place the beaches roughly four kilometres away and the airport around 45 to 46 kilometres away. In practical terms, this is a car-or-scooter location. It is not the best fit for someone whose priority is stepping out of the gate and walking to the beach every day. The trade-off is a more residential setting, with local shops, schools, cafés, gyms and services distributed around Rawai and Nai Harn. For an owner-occupier or a family staying for months rather than days, that everyday network can matter more than having a hotel-style lobby or large shared amenities inside the project.
Pricing also needs to be read unit by unit. A developer price list dated 30 March 2026 started at THB 12.28M, while large portals have shown entry-level three-bedroom villas around THB 12.3M and larger or resale homes at materially higher asking prices. These are not interchangeable products. Plot size, villa type, construction stage, furnishing and whether the seller is the developer or a private owner can all change the number. Older launch material says the base specification included the pool, landscaping, air-conditioning, built-in wardrobes and kitchen, while furniture packages, appliances, curtains and linen were excluded. A completed resale may come fully furnished, so headline price comparisons need a specification check before they are meaningful.
Ownership is the other major decision point. A landed villa in Thailand is not legally equivalent to buying a foreign-quota condominium. Thai government guidance confirms that foreigners generally cannot own land directly, except in narrow statutory circumstances. Public Charn Baan Saiyuan listings indicate that a foreign buyer may own the building while securing the land through a long-term registered lease. That is a workable structure in principle, but the public project pages do not publish the actual land title or lease documents. Before committing, the buyer should identify the title deed, the registered landowner, the proposed lease term and renewal wording, and the document that establishes ownership of the villa itself. Those points matter more than the marketing label used in an online listing.
Ownership format
These are landed villas, so a foreign buyer cannot treat the transaction as a straightforward purchase of Thai land in their own name. Public listings indicate foreign ownership of the building can be paired with a long-term land lease; the land title, lessor, lease registration and structure for the selected villa must be verified from the actual transaction documents.
Home types & sizes
The smallest published layout. Earlier sales material allocates a further 74 sqm to external built areas and specifies a 3 x 6.5 m pool. Current listings confirm the three-bedroom, three-bathroom format and plots starting around 227 sqm.
The larger three-bedroom version, with a 3 x 7 m pool. Earlier material shows 98 sqm of external built areas. Listings commonly show plots around 270–273 sqm, while completed or furnished resales can be priced well above the original entry level.
The four-bedroom version with two parking spaces and a 3 x 7 m pool. Published area data conflicts: earlier sales material describes B2 at 234 sqm, while a specific current listing gives 272 sqm with a 273 sqm plot. The signed plan for the chosen villa should control the transaction.
Types A, B and B2 are consistently referenced across several sources. Type A and B areas broadly align, while B2 has a material discrepancy between earlier sales material and a current unit listing, so one universal area should not be assumed for every four-bedroom villa.
Facilities
9 amenities
Private villa features
- private swimming pool
- private garden or yard
- terrace
- built-in kitchen
- air-conditioning
- two parking spaces in published unit specifications
Shared estate
- CCTV
- landscaped communal area
- shared estate access and parking organisation
Location
- The address repeated by Hipflat and international listing portals is 80/129 Soi Huai Nam Tho, Rawai, Mueang Phuket, Phuket 83130. It is an inland residential lane rather than a beachfront site.
- Major property sources place the nearest beach areas at roughly 3.9–4.5 km. The practical route varies by the exact villa and beach access point, so map routing for the selected house is more useful than a marketing drive-time claim.
- Specialist sources place Phuket International Airport around 45–46.5 km away. For an owner in south Phuket, airport transfers are therefore a cross-island drive and can vary materially with traffic.
- Rawai provides the everyday network around the development: schools, shops, cafés, gyms and local services. Most routine trips are easier with a car or scooter, which is typical for this part of southern Phuket.
Address / landmark80/129 Soi Huai Nam Tho, Rawai, Mueang Phuket, Phuket Province, Thailand, 83130
Price & purchase terms
- Current price: From THB 12.28M based on a developer price list dated 30 March 2026 and published by a specialist property platform. This is a lower reference point for remaining stock, not a guaranteed transaction price; the chosen villa, specification and final terms need to be reconfirmed before reservation.
- Expected completion: Q4 2026
How the payments run
- Reservation2%
- Contract signing28%
- Foundation completion15%
- Concrete structure completion15%
- Walls and roof completion15%
- Finishing and handover15% after finishing works and 10% on handover
Project stage — what we know
Under construction. Handover declared for 2026.
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: Families or couples looking for a private-pool house in residential Rawai without needing a large resort amenity package inside the estate.; Long-stay or seasonal residents who value private outdoor space, parking and a lived-in neighbourhood more than walk-to-beach convenience.; Buyers prepared to compare the exact construction stage, plot, specification and land structure of the selected villa rather than relying on a project-level brochure.; Owners comfortable with a small 16-home community where the quality of common-area management and neighbour rules matters more than a large central facility complex.; may not suit: Foreign buyers who require direct personal freehold ownership of the underlying land with no lease or other lawful structure; a conventional Thai landed-villa purchase does not provide that.; Anyone whose priority is walking to the beach and living comfortably without a car or scooter.; Buyers seeking a guaranteed fully completed purchase with no construction exposure but unwilling to verify the exact villa, because public sources currently show both completed homes and remaining stock with 2026 delivery..
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.
- Project status conflicts: major databases show completion in 2025, while a more recent developer price list and Housebook show remaining construction with Q4 2026 handover. The exact villa needs its own confirmed completion date.
- The address conflicts across sources: Hipflat and international listings use 80/129 Soi Huai Nam Tho, while Housebook uses 96/20 on the same road. An independently verified project map pin was not obtained, so coordinates are intentionally omitted rather than guessed.
- Charn Simple Serenity is consistently named as the developer brand by major property portals, but no official developer website or public legal-entity page was found. Housebook separately names Mr. Pasut Bunyongponglert as developer; the contracting legal party should be verified from seller documents.
FAQ
What does a home in Charn Baan Saiyuan cost?
From 12,280,000 THB. The price and availability of a specific unit are confirmed with the developer before reservation.
Is there a payment plan for Charn Baan Saiyuan?
reservation — 2%; contract signing — 28%; foundation completion — 15%; concrete structure completion — 15%; walls and roof completion — 15%; finishing and handover — 15% after finishing works and 10% on handover.
When is Charn Baan Saiyuan due for completion?
Q4 2026. The contractual handover date is fixed in the SPA.
Are the sizes quoted for Charn Baan Saiyuan gross or net?
Type A · 3 bedrooms — 190 sqm built area gross / 116 sqm internal area in the earlier specification net; Type B · 3 bedrooms — 234 sqm built area gross / 136 sqm internal area in the earlier specification net. Types A, B and B2 are consistently referenced across several sources. Type A and B areas broadly align, while B2 has a material discrepancy between earlier sales material and a current unit listing, so one universal area should not be assumed for every four-bedroom villa.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Government / official registry checked 17.09.2026
Read next
Related
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.
Ask about Charn Baan Saiyuan →Need help with a specific project?
Send the project name, a link or a written offer. We can match the exact property, seller, title route, stage and current unit terms before you decide.
Informational, not a public offer or personal investment, legal or tax advice. Price, availability, payment terms and guaranteed-return/buyback conditions are confirmed per unit with the developer and their contract.