SIRIUS Condominium

The amenity package is one of the more distinctive parts of SIRIUS. Repeated across several current sources are a large main pool, a children's pool, gym, kids' club, playground, coworking space, restaurants, spa facilities, security and CCTV. The rooftop concept adds a bar or restaurant, an outdoor cinema and private jacuzzi gazebos. For a 36 sqm studio or 54 sqm one-bedroom, those common areas can materially change how the home feels in day-to-day use because work, exercise and social time do not all have to happen inside the apartment. The trade-off is equally practical: a complex with this much shared infrastructure needs to be maintained, staffed and managed, so common fees and long-term management standards deserve as much attention as the renderings.

The unit mix is unusually easy to read. Studios are marketed at 36 sqm, one-bedrooms at 54 sqm, two-bedrooms at 90 sqm and three-bedrooms at 94 sqm. There are not many intermediate sizes, which is both a strength and a limitation. Buyers can compare four clear products, but someone who wants a compact one-bedroom below 50 sqm or a two-bedroom around 65–75 sqm has little middle ground. The 90 sqm two-bedroom is substantially larger than the smaller formats and is closer to a proper long-stay home than a compact holiday unit. Current listings generally show two bathrooms for the 90 sqm two-bedroom and two bathrooms for the 94 sqm three-bedroom, which makes those layouts more workable for couples sharing, families or longer stays.

Pricing is fragmented across live listings rather than presented through one consistently available developer price sheet. The lowest recent anchor we found is THB 3,697,920 for a 36 sqm studio on DDproperty. Other current catalogues show studios around THB 3.85M, one-bedrooms from about THB 5.67M, two-bedrooms from THB 9M and three-bedrooms around THB 11.5–11.9M. Those figures should not be blended into a single project-wide price curve. Different listings can reflect different floors, views, sellers and ownership quotas. The useful way to read the starting price is therefore as an entry point only. Before reserving, the buyer needs an identified unit, current price, tenure, inclusions, payment schedule and confirmation that the unit is genuinely available.

Foreign ownership needs unit-level checking. SIRIUS is actively marketed with foreign-quota units and freehold listings, while leasehold units also appear in the market. Under Thailand's condominium rules, foreign freehold ownership cannot exceed 49% of the aggregate unit area in a registered condominium building. That means a project can be perfectly eligible for foreign ownership while a specific apartment may no longer be available in the foreign quota. The sensible sequence is to confirm the exact tenure first, then make sure it is written into the transaction documents before a large payment is made. A generic statement that a project 'allows foreign freehold' is not enough to establish the legal position of a specific unit.

The completion timeline is one of the better-supported project facts. Multiple current sources point to August 2027, while others use Q3 2027. An older page still carries a different date, so this should be treated as the developer's current target rather than a guaranteed handover day. The project is described as under construction, and one project profile dates the construction start to March 2025. For an off-plan buyer, progress should be checked against contractual milestones: what has physically been completed, when future instalments become due, what happens if completion moves, and which documents must be delivered before transfer. A catalogue date is useful for orientation, but the contract is what determines the buyer's rights if the schedule changes.

SIRIUS is best understood as a residential condominium with resort-style facilities, not as a hotel-branded investment product. Public marketing around Phuket often leans heavily on rental returns, but there is not enough verified evidence here to promise a fixed yield or to label the investment case as automatic. Rental performance will depend on the exact unit, view, fit-out, management quality, seasonality and the supply of competing Rawai apartments when the project is completed. What can be evaluated now is more concrete: the four unit sizes, the three-building scale, the seven-storey format, the pool and rooftop facilities, and the location inside an established residential-tourist district rather than an isolated development zone.

Choosing the exact unit will matter more than the average project statistics. Listings show pool and mountain outlooks, and the experience can vary substantially by floor and orientation. A first-floor studio facing an active pool deck may be attractive to a short-stay guest but less private for an owner-occupier. A higher-floor unit may trade some convenience for a more open view and less foot traffic. The same principle applies around lift cores, rooftop access and service rooms. Buyers should request a marked master plan showing the unit, window direction, adjacent common areas and access points. The internal floor plan alone cannot tell you whether the apartment will be quiet, overlooked, exposed to afternoon sun or close to a busy amenity zone.

Running costs deserve the same scrutiny as the purchase price. Renthai currently lists a sinking-fund contribution of THB 800 per sqm, a common-area fee of THB 75 per sqm per month paid one year in advance, and THB 20,000 for water and electricity meter installation. These are specific public figures rather than estimates, but they should still be checked against the current unit documents before contract. The effect becomes more noticeable on the 90–94 sqm apartments than on a studio. For a rental buyer, these costs reduce net income; for an owner-occupier, they form part of the permanent cost of enjoying the pools, rooftop spaces, spa, security and other common services.

The overall case for SIRIUS is therefore quite straightforward. It combines a southern Phuket residential location, apartment sizes from 36 to 94 sqm, a relatively extensive shared amenity programme and a currently stated 2027 handover target. The limitations are also visible: it is not directly on the beach, construction is ongoing, public payment schedules are inconsistent, and foreign-freehold availability is unit-specific. If those conditions fit the buyer's plan, the next comparison should be made at unit level rather than project level. The relevant questions become concrete: what does this particular apartment cost today, what is included, where does it face, when are payments due, and exactly what ownership right will be transferred?