Andaman Boutique Residences Phuket: 2026 Foreign Buyer Review of the Bang Tao Project

Andaman Boutique Residences is a 48-unit condo project completed in June 2025 near Bang Tao Beach in Choeng Thale, Phuket's Thalang District. It was developed by Andaman Riviera Construction, the same firm behind Andaman Riviera and the in-progress Atrium Andaman City. For foreign buyers evaluating the Bang Tao corridor, Andaman Boutique Residences is one of the more straightforward case studies in how Phuket's mid-tier developer market actually works.

This is the 2026 honest review: project specifications, developer track record, the foreign ownership structure that applies to it, and what buyers should verify before committing.

The project specifications

Andaman Boutique Residences occupies a plot near Bang Tao Beach in Choeng Thale, with the address at the Thalang District, Phuket. The development comprises 48 units across six floors. The architectural format runs to several standalone six-storey blocks, each with spacious terraces, private pools on the unit level, and ground-floor parking and storage to allow owners to securely store belongings when renting the unit out.

Units run from roughly 218 to 302 square metres, well above the 80 to 140 square metres typical of two-bedroom stock elsewhere in the area. Each apartment is a three-bedroom layout with a terrace, private pool, and BBQ area, and ground-floor units add private lawns and a 16-metre pool. Handover is turnkey, with furniture, sanitary ware, decorative elements, and built-in appliances included.

The location is approximately 500 metres from Catch Beach Club, which puts the project well inside Bang Tao's holiday-rental catchment area. Walking distance to Bangtao Beach itself is short, and Laguna Phuket's amenities sit a short drive away.

Completion was achieved in June 2025, which means as of 2026 the project is fully delivered, occupied or being occupied, and entering its first full year of rental operation. That is the most useful single fact for a foreign buyer: this is not an off-plan risk, this is a built project with a real handover and a real operating history starting to accumulate.

The developer: Andaman Riviera Construction

Andaman Riviera Construction was founded in 2015 and is registered in Thailand at 331 Moo 2 T.Cherngtalay A, Thalang District, Phuket 83110. The company describes itself as having 32 ongoing or completed properties.

Its track record across approximately a decade of operation includes:

Andaman Riviera, completed in September 2024 near Bang Tao Beach, 165 units across eight floors, with a strategic partnership with Radisson Individuals for hotel-level property management.

Andaman Boutique Residences, the subject of this review, completed June 2025.

Atrium Andaman City, in progress and scheduled for completion in December 2026.

The pattern is consistent: mid-rise condominium projects in the Cherngtalay corridor of Phuket, branded around the Andaman identity, with hotel management partnerships where the project profile fits. For a developer in the Phuket mid-tier, that is a coherent operational footprint.

The recurring observation in third-party brokerage write-ups is that the developer's delivered projects have come in on or close to announced timelines. That is not universal in the Phuket condo market, where delays of 12 to 24 months on off-plan completions are common. A consistent on-time delivery record over multiple projects is the single strongest indicator of operational competence in this market segment.

The foreign ownership structure

Thai law restricts foreign ownership of land. Section 86 of the Land Code Act prohibits foreigners from owning land outright with limited exceptions. The two practical pathways for a foreign buyer at Andaman Boutique Residences are:

Freehold condominium ownership under Section 19 of the Condominium Act B.E. 2522 (1979), as amended. Foreigners may own up to 49 percent of the saleable floor area of a registered condominium building in freehold, with the title held directly in the foreigner's name and recorded at the relevant Land Office. This is the cleanest structure and the one most foreign buyers will use at Andaman Boutique Residences if the foreign quota has not yet been exhausted at the time of purchase.

Section 19 bis of the same Act, as amended by Act No. 4 (2008), sets out which categories of foreigner qualify for freehold. In a 48-unit building the 49 percent cap means roughly 23 units can be foreign-owned freehold, so quota timing matters far more here than in a large tower. Ask the Land Department for the building's Foreign Quota Report (Or Chor 1) and confirm in writing which quota slot your unit occupies.

30-year leasehold under the Civil and Commercial Code. The leasehold can be registered at the Land Office for an initial term of up to 30 years, with renewal options that are contractual rather than statutorily guaranteed. Leasehold is the fallback structure when the freehold foreign quota is full and is the more common structure for villa-format projects on titled land rather than condominium structures.

The registered lease sits under Sections 537 to 545 of the Civil and Commercial Code, with Section 540 fixing the 30-year maximum term.

For a unit at Andaman Boutique Residences, a foreign buyer should confirm in writing which structure applies to the specific unit being purchased. The two are not interchangeable, and the legal protections differ materially.

The Foreign Exchange Transaction Form

For a freehold purchase, the Land Department will not transfer title without a Foreign Exchange Transaction Form (FET, formerly the Tor Tor 3). Bank of Thailand rules require the purchase funds to be remitted into Thailand in foreign currency and converted to baht by an authorised bank, and the form must show the buyer's name, the property reference, and an amount at least equal to the registered sale price. Funds routed through a Thai-resident account, or converted to baht offshore, will not produce a compliant form, and the transfer at the Provincial Land Office in Thalang will be refused. The FET also protects your right to repatriate sale proceeds later, so plan the wire route before you sign.

The 2026 rental yield reality

Bang Tao is one of Phuket's stronger rental corridors. The combination of beach access, Laguna Phuket amenities, and mature international tenant infrastructure produces gross rental yields in the 5 to 8 percent range for well-positioned condominium units. Net yields after management fees, common-area maintenance, and the Thai withholding tax on rental income typically sit in the 4 to 6 percent range.

Seasonality drives the spread. High-season occupancy in Bang Tao regularly clears 80 percent while low season frequently sits below 40 percent, and short-stay aggregator data puts average daily rates for three-bedroom pool villas in the area at 12,000 to 25,000 THB in high season. Laguna Phuket's expansion, announced in 2024 with a multi-billion-baht commitment from Singapore's Banyan Group, supports demand across the corridor, but Choeng Thale has absorbed thousands of units in five years and yield compression is real.

Andaman Boutique Residences will have unit-specific yields driven by orientation, view, and the share of the year management can keep the unit occupied. Buyers relying on the developer's headline rental projections without independently modelling occupancy at 60 to 65 percent rather than the 80 percent often assumed in pro formas are going to find their actual net returns lower than the brochure.

What to verify before signing

The corporate registration of Andaman Riviera Construction at the Department of Business Development, Ministry of Commerce, is the first verification step. Confirm the company is current on filings and that the directors match the public marketing.

The condominium juristic person registration for Andaman Boutique Residences must be checked at the Land Office. This confirms the project is a registered condominium under the Condominium Act and that the foreign quota is being tracked accurately.

The title document for the specific unit must be the Chanote (Nor Sor 4 Jor) form, the strongest land title in Thailand, with the foreign-quota register confirming your purchase falls within the 49 percent allocation. Anything less than a Chanote is a problem.

The construction completion certificate and the building permit issued under the Building Control Act B.E. 2522 (1979) must be on file. A project marketed as complete without an inspector-issued completion certificate is a project that has not actually been signed off.

The EIA (Environmental Impact Assessment) approval letter should be on file as well, with the registered specifications matching the as-built unit, and the Or Chor 2 condominium juristic person registration must be issued with the building recorded on the Land Department system. Confirm the seller's Chanote carries no undischarged mortgage to a Thai bank. Any deposit should sit in a developer escrow under the Escrow Account Act B.E. 2551 (2008), not in the developer's operating account. A project completed in June 2025 is still inside the standard one to two year defects liability period, so document defects in writing rather than through informal repair requests. At the Department of Business Development, check paid-up registered capital, beneficial ownership disclosure, and any litigation against the company as defendant. A builder still near the 2 million baht incorporation minimum is not capitalised for the scale of the build.

Bektu maintains developer profiles for Phuket firms with verifiable delivery histories, which is useful as a starting point for the independent verification described above.

The honest position

Andaman Boutique Residences is a delivered, operational, mid-tier Phuket condominium project in a corridor with real rental demand. The developer has multiple completed projects on consistent timelines, which puts them in a different category than the off-plan-only operators that dominate Phuket marketing. For a foreign buyer prepared to verify the title structure, the foreign quota status, and the yield assumptions independently, the project is reasonable. For a foreign buyer relying on the brochure, it is not.

Related reading on bektu.com: Thailand foreigner ownership rules and Phuket market briefings.