Andaman Boutique Residences in Phuket: What Foreign Buyers Are Actually Walking Into at Bang Tao

Andaman Boutique Residences is a 48-unit condominium project in Choeng Thale, Phuket, near Bang Tao Beach, developed by Andaman Riviera Construction and completed in June 2025. The project sits on six floors across several isolated buildings, with apartments ranging from 218 to 302 square metres, each with private pool, terrace, and BBQ area, and ground-floor units with private lawns and a 16-metre pool. The development is roughly 500 metres from Catch Beach Club. Andaman Riviera Construction is the same developer behind Atrium Andaman City and Andaman Riviera, which gives foreign buyers a small but verifiable track record to evaluate.

For a foreign buyer, the relevant starting point is what ownership structure is actually on offer. Under Section 19 of Thailand's Condominium Act B.E. 2522 (1979) as amended, foreigners may collectively own up to 49 percent of the saleable floor area in a registered condominium project. A condominium that is fully registered with the Land Department under the Condominium Act and that has not yet exceeded its foreign quota allows foreign buyers to take freehold title in their own name. That is the cleanest ownership position available to a foreigner in Thailand and it is one of the only countries in Southeast Asia where foreign freehold of residential units is straightforward.

The verification question for Andaman Boutique Residences is therefore: is the project registered as a condominium under the Act, what is the current foreign quota status, and what is the unit-specific Chanote (Nor Sor 4 Jor) title position.

What Andaman Boutique Residences Sells

The development markets itself as luxury apartment living in the Bang Tao area, with units sized at the upper end of the Phuket condominium market (218 to 302 square metres is generous by Phuket standards, with most condominium developments in the area pricing two-bedroom units at 80 to 140 square metres). Each unit has its own pool and outdoor area, which positions the product closer to the villa segment than the standard condominium segment. The hybrid villa-apartment positioning is common in Phuket's higher-end developments and is designed to appeal to foreign buyers who want condominium freehold ownership but villa-style amenities.

The project has its own management company handling unit operations and rental, which is the standard model for investor-grade Phuket condominiums. The implicit business model is rental income from short-let or medium-let tenants in the Bang Tao tourist corridor, with the management company taking a percentage of gross rental in exchange for handling marketing, guest services, cleaning, and maintenance.

The Title Position

For foreign buyers, the documentary chain on Andaman Boutique Residences runs as follows:

The Chanote title (Nor Sor 4 Jor) for the underlying land, held by the developer entity. The Chanote is Thailand's strongest land title document and is the foundation for the condominium registration. A foreign buyer should obtain a certified copy from the relevant Phuket Land Office and verify there are no encumbrances or unresolved court orders.

The Condominium Juristic Person registration under the Condominium Act, confirming that the project has been registered as a condominium and that individual unit titles have been issued. Without this registration, foreign freehold ownership of a unit is not legally available.

The Unit Title (Nor Sor 4 Jor for the specific unit), issued to the buyer after the sale-and-purchase contract is executed and the foreign quota is confirmed to be available.

The Building Permit issued under the Building Control Act B.E. 2522, confirming the structure was built to approved specifications. For a project completed in June 2025, the building permit and the inspection sign-off should both be available.

The Foreign Exchange Transaction Form (FET, formerly Thor Tor 3), required when a foreign buyer remits funds into Thailand for the purchase. Bank of Thailand regulations require foreign currency to be remitted into Thailand and converted to baht by an authorised bank before purchase, with the FET form as evidence. Without proper FET documentation, the buyer's right to repatriate sale proceeds out of Thailand in the future is at risk.

The Tax ID and Withholding Documentation for ongoing rental operation. Foreign owners renting out condominium units are subject to Thai personal income tax under the Revenue Code, with progressive rates applied to net rental income after allowable expense deductions.

Where the Risk Sits

The risk profile for Andaman Boutique Residences in 2026 is moderate and project-specific rather than systemic. Phuket has a mature condominium market with established legal frameworks for foreign ownership, an active and growing tourist economy, and a long track record of successful foreign-buyer outcomes. The structural risks foreign buyers should think about are:

Foreign quota exhaustion. If a project reaches its 49 percent foreign ownership cap before your unit is registered, you cannot take freehold and must fall back to a long-term lease structure under Section 540 of the Civil and Commercial Code (typical 30 years with options). A 48-unit project has a relatively small foreign quota in absolute terms, so this matters for late buyers.

Rental yield assumptions versus reality. Phuket short-let rental yields are highly seasonal, with peak November to April performance materially higher than low-season. Management companies' marketing yield projections are typically gross of management fees, taxes, maintenance, and capital reserves. Net yields on Phuket condominium units in 2026 typically land in the 4 to 7 percent range for well-managed projects, with the higher end concentrated in beachfront positions and brand-managed operations.

Construction-defect liability for newly completed projects. Andaman Boutique Residences completed in June 2025, which means the developer is still within the standard one-to-two-year defects liability period. Foreign buyers should document any defects in writing within the warranty period and not rely on informal repair requests.

The Andaman Riviera Construction track record. The developer's prior projects (Atrium Andaman City and Andaman Riviera) give foreign buyers a real reference set. Buyers should attempt to speak with existing owners in those prior developments to understand the developer's actual handover and defect-resolution behaviour. A platform like Bektu was designed for exactly this developer track-record verification.

The Honest Read

Andaman Boutique Residences is a recently completed, mid-size luxury condominium project in one of Phuket's strongest foreign-buyer corridors, by a developer with multiple prior projects on the island. The product positioning (villa-style units within a condominium structure) is well-suited to the foreign-buyer market that has dominated Bang Tao for the past decade. The documentary chain available to foreign buyers, particularly the freehold ownership pathway under the Condominium Act, is one of the cleanest legal structures in Southeast Asia.

The verification work is the same as it would be for any Phuket condominium: confirm the Chanote, confirm the condominium registration, confirm foreign quota availability, document the FET properly, and read the management agreement carefully. Net yield expectations should sit in the 4 to 7 percent range, not the gross marketing numbers. With those checks done, the project fits a recognisable foreign-investor portfolio role. Without those checks, no Phuket condominium does, regardless of how impressive the brochure looks.