NovLay Pearl
Lay Pearl is unusually small even by Phuket villa-project standards: it is a two-home development in Rawai rather than a gated estate with dozens of plots. That changes the buying process.
Phuket
From 19,900,000 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
- 37/5 Moo 2, Wiset Road, Rawai, Mueang Phuket, Phuket 83130, Thailand · Phuket
- Stage
- Completed · 2024
- Price
- From ฿19,900,000guide price, final by unit
- Transparency
- 9 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Why this project is worth a look
Two homes, not an estate
The two-unit scale is a practical characteristic, not a branding line. It means there is no resort-style amenity package to pay for and no large resident population to share the site with. It also means there is very little project-level transaction history, so a buyer should benchmark the individual house against comparable Rawai villas rather than expecting a deep internal resale market.
Finished and inspectable
Major project portals place completion in August 2024. The property can therefore be assessed as a real building: finishes, moisture, pool equipment, drainage, air-conditioning, doors and windows can all be inspected in their present condition. An old construction payment schedule is far less relevant to a current buyer than the handover condition, warranties that still survive, and the documents for the specific villa being sold.
A useful flex room
The bedroom-count discrepancy becomes understandable once the plan is read in detail. Three rooms are described as bedrooms with en-suite bathrooms, while a smaller ground-floor room can become an office, staff room or occasional fourth bedroom. That flexibility is valuable, but it is not the same thing as four equivalent bedroom suites. Buyers with a strict four-bedroom brief should measure the flex room against their actual use case.
Pool-centred planning
The house is arranged around its private pool, with the principal living and dining areas opening toward the water. This gives the ground floor a strong indoor-outdoor relationship and keeps most of the daily-use spaces connected. On a viewing, the meaningful checks are privacy from the neighbouring villa, shade during the hottest part of the day, pool-plant noise and the condition of wet-area finishes rather than the marketing fact that a pool exists.
Several prices are live
Public asking prices currently range from THB 19.9M to roughly THB 27M. That is too wide to hide behind a single 'from' price without context. The low figure is useful as a market anchor, but the transaction should be negotiated from the exact villa, furniture and equipment included, ownership structure, transfer costs and the seller's current written offer.
About the project
Lay Pearl is unusually small even by Phuket villa-project standards: it is a two-home development in Rawai rather than a gated estate with dozens of plots. That changes the buying process. There is no meaningful choice of phases, buildings or a broad unit matrix; the decision is about one specific finished house and the legal package attached to it. Several major property databases identify the scheme as a two-unit project completed in August 2024, while Porjai Group Development Co., Ltd. lists Lay Pearl in its own portfolio in Rawai. For a buyer, the useful consequence is that construction promises are no longer the central issue. The house can be inspected as a completed asset, and attention can move to finishing quality, defects, title documents, the land arrangement and the exact contents of the sale.
The most defensible layout is three proper bedrooms plus a flexible fourth room, not four equivalent bedrooms. Detailed listing descriptions place two en-suite bedrooms on the ground floor together with the open living, dining and kitchen area. A smaller multipurpose room on the same level can work as an office, staff room, storage room or an additional sleeping room. The upper floor contains another en-suite bedroom with a private balcony. A private swimming pool sits at the centre of the living arrangement, with the main indoor spaces oriented toward it, and there is covered parking for two cars. Some current catalogues simplify this into a four-bedroom product. Anyone who genuinely needs four full-size bedrooms should therefore judge the floor plan and room dimensions rather than relying on the headline bedroom count.
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There is also a genuine size discrepancy in the public record. Porjai's own project page states 395.5 sqm, while multiple current sale listings use 416 sqm and commonly pair that figure with a 428 sqm land plot. Those numbers should not be averaged or quietly reconciled. We use 416 sqm in the unit card because it is the figure attached to the currently marketed villa across several independent listings, while preserving the official 395.5 sqm figure as an unresolved item. With a completed house, this is precisely the kind of discrepancy that should be settled from the sale contract, approved plans and building documentation. Different sources may be using different definitions of gross, built or usable area, but the public pages do not establish which definition explains the gap.
Asking prices are equally fragmented. Some live 2026 advertisements show THB 19.9M, while other active property pages still ask THB 24.9M and Porjai's own website retains a THB 26.96M starting figure. The sensible way to read this is not to manufacture an average but to treat THB 19.9M as the lowest visible market anchor and then verify which home, furnishing package and transaction terms it actually applies to. The current listing data also quotes THB 7,704 per month in common-area fees for the advertised villa and a project-level rate of THB 18 per sqm of land per month. Both are listing data, not a substitute for the current management agreement.
Ownership deserves a separate check because this is a landed villa, not a condominium unit. Thailand's Department of Lands maintains specific procedures and restrictions for foreign acquisition of residential land, and the government's public guidance describes direct foreign land ownership as an exception requiring statutory conditions rather than the normal route. Broker pages for Lay Pearl use both Thai freehold and leasehold terminology; one catalogue explicitly limits the freehold wording to Thai nationals. We therefore do not publish a project-specific ownership form as confirmed. A foreign buyer should identify the registered land owner, inspect the title deed, establish who owns the building, and read the land-use or lease documentation as separate parts of the transaction. A generic 'freehold' badge on a sales page is not enough to answer those questions.
Home types & sizes
A two-storey villa marketed on a 428 sqm land plot. Current detailed listings place two en-suite bedrooms, the open living/dining/kitchen area, a guest WC and a separate flex room on the ground floor, with another en-suite bedroom and private balcony upstairs. The private pool forms the focal point of the main living spaces and covered parking accommodates two cars. Porjai's own page states 395.5 sqm rather than 416 sqm, so the contractual area for the specific villa still needs to be reconciled with the documents.
Public sources do not establish multiple villa types: the project is a two-home scheme built around one main configuration. Some catalogues count the flex room as a fourth bedroom. Area data also conflicts, with Porjai stating 395.5 sqm and most property portals using 416 sqm. 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
12 amenities
Private outdoor living
- private swimming pool
- pool terrace
- covered sala
- outdoor shower
House layout
- open-plan kitchen
- dining area
- flex room
- walk-in wardrobe in the main bedroom
- upper-floor balcony
Parking and security
- covered parking for two cars
- 24-hour security
- CCTV
How the tower is arranged
- Ground floorLiving, kitchen and dining spaces, two en-suite bedrooms, flex room, guest WC and direct pool access
- Upper floorEn-suite bedroom with a private balcony
Location
- Several independent property catalogues repeat the address as 37/5 Moo 2, Wiset Road, Rawai, Mueang Phuket, Phuket 83130, Thailand.
- Published distances to the Rawai waterfront vary from roughly 500 to 900 metres. The address is therefore more reliable than presenting one of those distances as exact.
- A current project catalogue places Nai Harn Beach at roughly 3 km by road. It serves a different use case from the Rawai waterfront, which is better known for boats, seafood and local services than for a conventional swimming-beach experience.
- Public project data lists a 7-Eleven around 350 m away and Makro at 5.8 km. These are public-page reference points rather than guaranteed travel times, which will depend on route and traffic.
Address / landmark37/5 Moo 2, Wiset Road, Rawai, Mueang Phuket, Phuket 83130, 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.
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.
7-Eleven
Theme pharmacy
Three Generation Center Rawai (Sun Sam Wai)
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.
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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 19.9M on a live Phuket Realtor listing published in mid-2026 and still accessible on 2 Oct 2026. Treat this as the lower market anchor, not a guaranteed asking price: other active pages show THB 24.9M–26.96M, so the exact villa, inclusions and deal terms need to be reconfirmed.
- Completed: 2024-08
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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What else can you compare it with?
Change rent, occupancy and costs above; public benchmarks are reference points.
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Project stage — what we know
Completed in 2024. Not a render.
Visit in person and inspect the actual villas; current resale or rental offers may exist.
- Planned
- Building
- Done
What we know
Verified details and questions to settle before reserving.
9 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 looking for a completed detached Rawai villa who values a private pool more than a large shared amenity programme.; A household that needs three full bedrooms and can make practical use of an extra flex room as an office, guest room or staff space.; Someone who prefers to inspect a finished house and base the decision on its present condition rather than accept construction-stage delivery risk.; A buyer comfortable with a very small two-home development and not dependent on a deep project-level resale market or resort-style communal facilities.; may not suit: It is a poor fit for someone seeking a large gated community with extensive shared leisure facilities, several villa types and a wide choice of plots.; A foreign buyer expecting the same simple direct land title experience as foreign-quota condominium ownership will face a more involved land-and-building due-diligence process here.; Anyone who requires four equivalent full bedrooms should not rely on four-bedroom catalogue labels without checking the plan, because the fourth room is described elsewhere as a multipurpose space..
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.
- Villa area conflicts across sources: Porjai states 395.5 sqm, while FazWaz, Hipflat and live sale listings use 416 sqm. Public pages do not establish which area appears in the sale and building documents for the specific home.
- Pricing is not synchronised: THB 19.9M appears on 2026 listings, FazWaz shows THB 24.9M and Porjai retains THB 26.96M. The current price and inclusions for the remaining villa need to be confirmed in one written offer.
- The specific land and building rights are not documented publicly. Broker pages use both Thai freehold and leasehold terminology, but the land-title type, registered owner and structure available to a foreign buyer have not been verified from title documents.
FAQ
What does a home in Lay Pearl cost?
From 19,900,000 THB — per broker 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.
When was Lay Pearl completed?
The building was completed in 2024-08. 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: dol-services/public-service-manual/land-registration/land-for-foreigners checked 02.10.2026
- Government / official registry — Document: public/useful-information-detail/010_012 checked 02.10.2026
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.
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