NovProject F
Project F is a small gated community of detached two-storey homes in Ko Kaeo, in the central part of Phuket. It was developed by Boat Pattana, a Phuket-based developer established in 2009.
PhuketBased on developer material
From 17,000,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Villa
- Where
- Ratsada Road, Ko Kaeo, Mueang Phuket, Phuket 83000, Thailand · Phuket
- Stage
- Completed · 2021
- Price
- From ฿17,000,000guide price, final by unit
- Transparency
- 10 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.
Gated detached-house community · Under constructionSetthasiri Kohkaew Retreat
Boutique two-storey private pool villa community · CompletedAlisa Pool Villa
Gated private-pool villa estate · CompletedBaan Chalong Residences
Who is behind this project
- Developer
- Boat PattanaPrivate companyOpen developer profile →
- Track record
- The clearest independent track-record signal is the government environmental database rather than the company timeline.Company data; check the specific project independently.
- Projects with us
- 4
- Transparency
- Public records and project documents are used for checking
Brand ≠ the legal entity signing your contract. This project may use a separate project company or joint venture — verify the seller and developer for the selected unit.
Why this project is worth a look
Completed stock
The estate was completed in 2021, so buyers can inspect the actual house, street, neighbours and physical condition rather than relying on a future specification. Construction risk is largely gone, but resale due diligence becomes more important: alterations, maintenance history, encumbrances and the seller's documents all need attention.
Central-island access
Ko Kaeo works better as a practical driving base than as a beach address. For households balancing international school runs, Phuket Town, hospitals, shopping and airport trips, that can be more useful than living in a resort district on the west coast.
Family-scale homes
The original product was designed around four bedrooms and four bathrooms, while resales now include substantially larger houses. The extra space can suit families, home offices and long stays, but buyers should budget realistically for air-conditioning, gardens, pools and general upkeep.
Small community
With 28 homes, Project F is relatively compact and avoids the feel of a large estate. The trade-off is a simple common-area package focused on security, CCTV and landscaping rather than a resort clubhouse or extensive shared facilities.
House-by-house value
Current listings vary widely in size, plot area, furniture and layout. That makes the specific property far more important than the project average: buyers should verify the as-built plan, title documents, any extensions and exactly what is included in the sale.
About the project
Project F is a small gated community of detached two-storey homes in Ko Kaeo, in the central part of Phuket. It was developed by Boat Pattana, a Phuket-based developer established in 2009. The main property databases consistently identify 28 homes and a December 2021 completion date. That changes the buying question completely: there is no construction risk to model now, but each resale house has to be judged on its own condition, paperwork, alterations and asking price.
The original product was straightforward. Boat Pattana presents Type F as a four-bedroom, four-bathroom house with a living room, kitchen, dining area and parking for two cars, on plots starting from 68 square wah. Buyers could have either a pool or garden configuration. DDproperty described the initial format as a two-storey detached home with roughly 265 sq m of usable area. Those specifications are useful for understanding the project, but they should not be mistaken for a guarantee that every resale home still matches the original plan.
Read moreShow less
Current listings show how much variation has developed inside the estate. As of 13 September 2026, the lowest visible asking price is THB 17M for a four-bedroom, four-bathroom home with 209.53 sq m of interior area on a 345 sq m plot. Another four-bedroom home is listed at THB 21M with 350 sq m of interior area, while the largest advertised property is priced at THB 37.8M with a stated 590 sq m of interior space. The spread is too wide for a project-level average to be very useful; buyers need to compare individual houses rather than assume a standard unit.
Ko Kaeo is an inland, car-oriented location rather than a beach neighbourhood. Its appeal is access to central Phuket, schools, hospitals, retail and the road north toward the airport. Boat Pattana's own location guide quotes around 17 minutes to Phuket Town, 35 minutes to Phuket International Airport, about 11 minutes to Central Phuket and about 11 minutes to British International School. These are best treated as orientation rather than guaranteed journey times, because traffic conditions can materially change them.
The common facilities are deliberately modest. Public project profiles confirm 24-hour security, CCTV and a communal landscaped area. There is no clearly documented resort-style clubhouse, shared swimming pool, gym or managed hospitality programme. That makes Project F fundamentally different from branded or resort residences: most of the value sits in the private house and plot rather than in a large amenity package. Buyers who want a full-service resort environment should not assume it exists here.
Because the project is completed and resales are owner-specific, maintenance history matters. Advertised homes range from partly furnished to fully furnished and from the original four-bedroom concept to substantially larger layouts. One THB 17M home is also advertised for long-term rent at THB 100,000 per month. That demonstrates rental demand at least for an individual property, but platform yield labels should not be treated as a project-wide return: vacancy, maintenance, management, furnishing, taxes and the actual purchase price all change the outcome.
The main legal issue for a foreign buyer is the land. A foreign individual cannot directly own Thai land, so the title, seller's rights, building ownership and lawful structure for use of the land must be checked for the specific house. Aggregator listings use broad ownership labels, but those labels are not a substitute for the title deed and transaction documents. This is especially important in a resale estate where different owners may have different histories and arrangements.
Taken as a whole, Project F is best understood as a practical family housing estate in central Phuket rather than a tourism-led investment product. Its advantages are completed homes, generous layouts and access to everyday infrastructure. Its limitations are the lack of a large communal amenity package and the amount of house-by-house due diligence needed on modifications, land rights, condition and recurring costs. The project name narrows the search, but the final decision still depends on the individual resale property.
Ownership format
Project F is a detached-house community where each home sits on land. A foreign individual cannot directly own Thai land, so the title and the lawful structure for rights to the building and use of the land must be checked for the specific resale property. Nominee-company arrangements should not be treated as a substitute for that review.
Home types & sizes
A two-storey house with a living room, kitchen, dining area and parking for two cars. Boat Pattana shows either a pool or garden configuration, so the outdoor setup has to be confirmed house by house.
A partly furnished two-storey home advertised for both sale and long-term rent. It is the lowest-priced active listing found, but its dimensions should not be treated as the estate-wide standard.
A fully furnished home with a private pool. Its stated area differs materially from the original Type F description, so the as-built layout should be checked against the registered documents before purchase.
The largest resale found, with a private pool and garden. The listing contains an internal inconsistency: its title and structured data state six bedrooms, while the marketing text describes a five-bedroom house, so the room count needs verification.
Project F was originally marketed around a more standardised Type F house, but the resale market now includes altered and enlarged homes. The cards above therefore combine the original specification with actual resale stock rather than representing a current new-build unit catalogue. 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
5 amenities
Security
- 24-hour security
- CCTV
Common area
- communal landscaped area
Private-home format
- two-car parking in the original Type F
- pool or garden depending on the individual house
Location
- Ko Kaeo, central Phuket: primarily a car-based location for daily life.
- Phuket Town is quoted at about 17 minutes by the developer; actual time varies with traffic.
- Phuket International Airport is quoted at about 35 minutes by the developer; peak traffic can extend the journey.
- Central Phuket is quoted at about 11 minutes by the developer.
- British International School is quoted at about 11 minutes by the developer.
Address / landmarkRatsada Road, Ko Kaeo, Mueang Phuket, Phuket 83000, 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.
Price & purchase terms
- Current price: From THB 17M in active resale listings checked on 13 September 2026. This is a lower market anchor for currently advertised stock; the specific house, condition, furniture package, land rights and transaction terms need separate verification.
- Completed: 2021-12
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.
Project stage — what we know
Completed in 2021. Not a render.
Visit in person and see the real units; resale and rentals exist.
- Planned
- Building
- Done
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: Families needing four or more bedrooms who value schools, hospitals, retail and island-wide access more than walking to the beach.; Buyers who prefer a completed home that can be physically inspected before committing rather than an off-plan purchase.; Owners who want a private plot, garden or pool and are comfortable with the upkeep of a detached house.; Resale buyers willing to compare individual properties inside the same estate and run house-specific legal and technical checks.; may not suit: Buyers who require a walk-to-beach lifestyle or a west-coast resort setting.; People expecting a large clubhouse, shared pool, gym and hospitality-style management within the estate.; Foreign buyers who require simple direct freehold ownership of the land beneath a detached house; that structure is not available to a foreign individual in Thailand.; Anyone looking to buy from project-level averages without checking the individual house, title documents and possible alterations..
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 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
- 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.
- Open sources do not establish one uniform land-right structure for every Project F house. The land title and seller's documents must be reviewed for the selected property; aggregator ownership labels are not sufficient evidence.
- Hipflat carries conflicting metadata for Project F, showing roughly 5–6 units and a Fivewood Development Co. address, while Boat Pattana, DDproperty, FazWaz and other major profiles identify 28 homes and Boat Pattana as developer. The Hipflat metadata is not used in the core fields.
- The largest resale listing states 6 bedrooms and 5.5 bathrooms in its structured data but describes the property as a five-bedroom house in the body copy. The actual room count and registered layout need verification for that specific property.
FAQ
What does a home in Project F cost?
4-bedroom current resale — tHB 17M; Larger 4-bedroom resale — tHB 21M; Large resale house — listed as 6 bedrooms — tHB 37.8M. 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 is Project F due for completion?
2021-12. 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.
- Developer's official site checked 13.09.2026
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 Project F →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.