NovGrand Kamala Falls
Grand Kamala Falls is a completed hillside condominium in Kamala, positioned between Kamala Beach and Patong rather than directly on the waterfront.
Phuket
From 4,000,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium
- Where
- Phuket
- Stage
- Completed · 2019
- Price
- From ฿4,000,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Why this project is worth a look
A tangible resale asset
The buyer is assessing an existing home rather than a future delivery promise. Finishes, outlook, noise, common areas and maintenance can all be inspected before committing, which is particularly valuable in a project where individual resale units vary widely in size and price.
Kamala and Patong access
The hillside position gives practical road access to two very different west-coast areas: quieter Kamala and busier Patong. That can suit an owner who wants flexibility rather than a single beach-centre lifestyle, but the same geography is a poor fit for someone who expects to walk to the beach every day.
An active management layer
The current official site shows an operating hospitality and property-management team within Grand Kamala Falls. That can be useful for an owner considering rentals, but it is not evidence that every resale unit comes with the same management contract, fee schedule or permitted rental use.
Wide variation between units
The project spans compact apartments through very large multi-bedroom homes, and current resale listings do not always match the generic project size bands. Flexibility is a benefit, but the title deed, registered area, floor plan and actual configuration matter more here than a simple bedroom label.
Freehold can be available
Current listings include freehold and foreign-freehold stock. For a non-Thai buyer, however, the statutory foreign quota must still be available when the transfer is registered, so the condominium juristic-person certificate and the specific unit title remain essential transaction documents.
About the project
Grand Kamala Falls is a completed hillside condominium in Kamala, positioned between Kamala Beach and Patong rather than directly on the waterfront. It is best approached as an established resale property, not as a fresh developer launch with one uniform inventory list. FazWaz, DDproperty and PropertyScout consistently describe a six-storey development with 77 units, completed in May 2019 and developed by Soticon Group. That matters for a buyer because the decision can be based on the actual unit, the current condition of the common areas and competing resale stock inside the same scheme rather than on a construction promise or showroom specification.
The location works for buyers who want access to both Kamala and Patong but do not need a walk-to-the-sand address. The current Grand Kamala Falls hospitality site places the property on the Kamala hillside and quotes roughly five minutes by car to Kamala Beach and ten minutes to Patong. These are indicative driving times rather than guarantees: Phuket's west-coast traffic can change the trip materially, and the approach to the property is uphill. In practical terms, the trade-off is straightforward. The setting is removed from the busiest beachfront strips, but a car, taxi or motorbike is much more useful here than it would be in a central flat part of Kamala.
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The unit mix is unusually broad. Project profiles list studios of 36–51 sqm, one-bedroom units of 58–70 sqm, two-bedroom units of 78–235 sqm, three-bedroom units of 220–240 sqm and four-bedroom units around 430 sqm. Current resale stock does not fit those ranges neatly: a live one-bedroom listing is 72 sqm, while active three-bedroom homes include areas such as 162, 165, 249 and 280 sqm. That discrepancy is a reason to work from the title deed and registered floor area of the exact unit rather than from a generic project brochure. Large terraces, altered internal layouts, combined spaces or simple listing inconsistencies can all change what a marketing label appears to mean, and the sources reviewed do not establish one explanation for every outlier.
Shared facilities are well supported across the project profiles: swimming pool, gym, parking, 24-hour security and CCTV, with restaurant and spa also repeatedly listed. The current official Grand Kamala Falls website now operates primarily as a hospitality and management platform for part of the stock. It advertises 30 managed units, multiple apartment and penthouse categories, housekeeping and maintenance support, and round-the-clock security. This is useful evidence that the property has an active operating environment, but it should not be read as a project-wide rental guarantee. A privately owned resale unit may have a different manager, a different fee structure or no rental arrangement at all.
Pricing inside Grand Kamala Falls is highly dispersed. PropertyHub's active inventory checked on 9 September 2026 includes a one-bedroom unit at THB 4.0M and larger homes extending above THB 20M, while DDproperty shows a smaller current selection starting at THB 7.5M. That spread is more informative than a single project average because units differ materially in size, outlook, fit-out and tenure. A buyer comparing two listings should therefore look beyond the headline price and establish what is actually being transferred, what area is registered, what furniture remains, what common fees or management obligations apply and whether the unit is eligible for foreign freehold at the time of transfer.
There is one unresolved project-level data conflict that should remain visible. FazWaz, DDproperty and PropertyScout identify 77 units with completion in 2019, whereas PropertyHub's project page states 103 units in 12 buildings with completion in 2020. PropertyHub's own listing text, however, also reproduces the 77-unit and 2019 description. This dossier therefore uses 77 units and May 2019 because that version is supported by several independent major platforms, while the 103-unit/2020 version is retained as an unresolved alternative. The condominium registration documents would be the proper way to settle it conclusively.
Ownership format
Resale listings include freehold units, including listings marketed as foreign freehold. A foreign buyer can own a condominium unit freehold only while the statutory foreign quota remains within 49% of the registered condominium area; the quota position and title for the selected unit need separate confirmation.
Unit types & sizes
This range comes from the project profiles. Studios were not prominent in the live resale sample reviewed, so current availability needs a separate check.
Live resale stock can be larger: PropertyHub showed an active 72 sqm one-bedroom unit on 9 September 2026. The sources reviewed do not explain why it sits outside the generic project range.
The spread is unusually wide: current listings include units around 90–92 sqm as well as much larger homes reaching roughly 200–235 sqm. Bedroom count alone is therefore a weak comparison metric.
Live resale inventory sits both below and above the generic band, from roughly 162–165 sqm to 249–280 sqm. The registered area and actual plan should therefore take priority over the project-level size guide.
This format appears in the project-level unit typology, but the live resale sample reviewed did not provide a confirmed active example. It should be treated as occasional stock rather than permanent availability.
Project-level size bands do not fully match current resale listings. The discrepancy has not been averaged or normalised: for any specific unit, the title deed, registered area and actual plan should take priority. 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.
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Facilities
7 amenities
Leisure
- communal swimming pool
- spa
- on-site restaurant
Fitness
- gym
Security
- 24-hour security
- CCTV
Practical
- car parking
Location
- The development sits on the Kamala hillside above the road corridor between Kamala and Patong; it is not a beachfront project.
- The current official hospitality site quotes roughly 5 minutes by car to Kamala Beach and 10 minutes to Patong; actual travel time depends on traffic.
- The official location page gives the address as 6/126 Moo 6, Kamala, Kathu, Phuket 83150 and links to a dedicated Grand Kamala Falls map pin.
Address / landmark6/126 Moo 6, Kamala, Kathu, Phuket 83150, 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.
About this district
The district guide explains everyday context. Check the specific unit, price and documents separately.
Near the project
Landmarks around the project, from open maps (OpenStreetMap):
Distances are straight-line from the project, not walking routes — the real route is longer. © OpenStreetMap contributors.
What this project means for me
Build your scenario from the published facts and your choices on this page. Not a rating or a return promise.
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Data freshness and provenance
- Latest recorded source / material check
- Price
- Public-listing reference
- Open items in the discrepancies section
- 3
The date belongs to an editorial record, not every individual fact. It does not verify a reviewed contract, legal clearance, current price or unit availability.
Price basis · Discrepancies · Dossier sourcesDaily essentials at a glance
The closest mapped place in each available category.
Kamala seafood&fruit market
Wattanapat Hospital Phuket
Ban Sainamyen Municipality School
OpenStreetMap · straight-line distances from the mapped project area, not walking routes.
Could I live here without a car?
Choose what matters to you and a comfortable radius. A mapped place is not proof of a walkable route.
OpenStreetMap · straight-line distances from the mapped project area, not travel time. “Not mapped” does not mean the place does not exist; verify the actual route and crossing.
When is it more comfortable to visit?
Temperature, rain, sun and wind month by month for the surrounding area.
NASA POWER · 2001–2025 · area-wide climate averages, not a daily forecast. Rain bars show mm/day. Sun line is solar energy, not a count of sunny days.
What are my months here like?
Select the months you expect to stay to compare their long-run climate averages.
Select one or more months.
Climate: NASA POWER, 2001–2025 area averages; solar energy is not sunny-day count. Tourism: observed months for the province, not seasonal norms or this property’s rental occupancy.
Airports and local transport
Compare nearby arrival points before choosing a route.
Distances are straight-line from the mapped project area, not driving distances or travel times. Airport positions are reference points; the transport stop is from OpenStreetMap.
Tourism in the wider destination
Phuket · September 2026
Visitor flow month by month
Foreign visitors and hotel room occupancy in the province
What is actually nearby
Selected visitor-friendly places within 5 km
Thailand Ministry of Tourism and Sports · Ministry of Tourism and Sports · preliminary monthly province figures, not this property’s rental occupancy. Nearby counts are selected OpenStreetMap places, not measured foot traffic.
How housing prices have changed
Southern Thailand · published price index, historical data
2015-01 — 2026-08 · Bank of Thailand · 2011=100. Regional housing index, not villa transaction prices or this project’s return.
Nearby projects on the map
Published sale-price references within 5 km, not rental listings or confirmed availability.
Compare the project with nearby alternatives
Approximate project locations and straight-line distances. Sale prices cannot be treated as comparable rent.
What should I read about this choice?
A short route from daily-life questions to market evidence. Selected for this project’s location and stage; these pages do not verify the project itself.
Living and buying
Price & purchase terms
- Current price: From THB 4.0M in active PropertyHub listings and the FazWaz project feed checked on 9 September 2026. This is a lower resale-market anchor, not a developer launch price; availability, unit condition, tenure and transaction terms need to be checked for the specific property.
- Completed: 2019-05
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. For a resale unit, confirm the current price, availability and payment terms with its seller or authorised representative before payment.
Investment return calculator
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Test a bad rental year
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8% potential gross rent, 65% occupancy, 20% running costs and 3% price change are editable examples, not a forecast. Taxes, financing, transaction fees and resale terms are excluded. Occupancy and costs apply to rent, not to the property value.
What does an empty property cost?
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What else can you compare it with?
Change rent, occupancy and costs above; public benchmarks are reference points.
The property bar is net rental cash flow divided by purchase price, before tax; it excludes price growth. US Treasury yield is in USD. Inflation shows purchasing-power erosion, not a separate investable return. Risk, taxes, liquidity and currency differ. US CPI source
Project stage — what we know
Completed in 2019. Not a render.
Visit in person and inspect the actual units; current resale or rental offers may exist.
- Planned
- Building
- Done
What we know
Verified details and questions to settle before reserving.
10 key facts confirmed; 7 more to verify before reserving.
This is not a project rating.
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 completed west-coast Phuket condominium and prefers to inspect the actual unit before committing.; Someone who values road access to both Kamala and Patong and is comfortable relying on a car, taxi or motorbike rather than daily beach walkability.; A resale buyer looking for larger floor areas than many newer resort-condo schemes offer and willing to compare units individually rather than buy the project name alone.; A foreign purchaser prepared to verify quota availability, the specific title deed and transfer eligibility before making a material payment.; An owner considering rental use who sees value in an existing operating team on site but does not assume a guaranteed-return or universal management programme.; may not suit: Buyers who require true beachfront positioning or an easy daily walk to the sand may find the hillside setting inconvenient.; Anyone wanting a brand-new unit with a uniform developer finish and one standard payment schedule may find the resale nature of Grand Kamala Falls too variable.; The project should not be chosen on an assumed rental promise: no project-wide guaranteed return or mandatory universal management programme was confirmed in the sources reviewed..
What we confirm before booking
A short, project-specific list. We request these from the developer and go through them with you before any payment.
- which units are free, and on which floors
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the selected unit’s contractual handover date in the SPA — the published date is only a reference
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- FazWaz, DDproperty and PropertyScout state 77 units with completion in 2019; PropertyHub's project card states 103 units, 12 buildings and completion in 2020. This dossier uses 77 units and May 2019 because that version is supported by several major sources, but the condominium registration documents were not reviewed.
- The current official Grand Kamala Falls site gives 6/126 Moo 6, Kamala, Kathu, Phuket 83150, while older project profiles use 6/87-112 Kamala-Patong Road. The coordinates come from the dedicated Grand Kamala Falls map pin linked by the current official site, so the current official address is used in the main record.
- The current hospitality site refers to 30 managed units and phases A, C and D. The sources do not establish that these 30 units represent the full legal condominium inventory or that all 77 units participate in one management programme, so the figure is not used as total unit count.
FAQ
What does a unit cost in Grand Kamala Falls?
1 bedroom — from THB 4.0M in current resale stock; 2 bedrooms — from THB 7.9M in the reviewed live sample; 3 bedrooms — from THB 13.0M in the reviewed live sample. 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.
When was Grand Kamala Falls completed?
The building was completed in 2019-05. The transfer timing for a selected resale unit is agreed with its seller.
Sources and documents
Reviewed: developer materials and public records. We publish no outbound links.
- Government / official registry — Document: public/issue-focus-detail/010_013 checked 09.09.2026
Mark Erometskiy reviewed the current project information — 8 September 2026
Mark ErometskiyNovAsia Thailand property expertGrand Kamala Falls is an operating hillside residential and resort complex between Kamala and Patong.
- ✓ Complex format
- ✓ Management model
- ✓ Property types
This is not a simple resale-only condominium because parts of the property operate in a hospitality-managed context. The relevant zone and its management rules should be identified before an individual unit is compared with ordinary residential stock.
For Grand Kamala Falls, identify the unit's zone, applicable management rules and the documents attached to that specific property.
Read next
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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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