Andaman Boutique Residences Phuket: Foreign Buyer Review for 2026

Andaman Boutique Residences is a 48-unit, six-floor low-rise development in Choeng Thale, Phuket, about 500 meters from Bang Tao Beach and roughly 700 meters from Catch Beach Club. The developer, Andaman Riviera Construction, completed the project in June 2025. If you are a foreign buyer evaluating this scheme, the relevant questions are not lifestyle photos. They are ownership structure, registered title, and whether the company has actually delivered prior projects on the timeline it promised.

This is what the legal and commercial picture looks like in 2026.

What you are actually buying

Each unit is a three-bedroom apartment between roughly 218 m² and 302 m² with a terrace, private pool, and BBQ area. Turnkey finishes are included: furniture, sanitary ware, decorative elements, and built-in appliances are delivered at handover.

Under the Thai Condominium Act B.E. 2522 (1979), as amended by Act No. 4 (2008), foreigners can own freehold title to a condominium unit, but only if the total foreign-owned area in the registered building does not exceed 49 percent of the saleable space. Section 19 of the Act sets the foreign ownership quota, and Section 19 bis lists the categories of foreigners who qualify. For a 48-unit building, the practical effect is that no more than roughly 23 units can be sold to foreign buyers under freehold title. Any units beyond that quota are sold on long leasehold, typically a 30-year registered lease under Sections 537 to 545 of the Thai Civil and Commercial Code.

Before signing, confirm in writing which quota slot your unit occupies. Get the Land Department's Foreign Quota Report (Or Chor 1) for the building. Without it, "freehold" in the brochure means nothing.

Funds in, funds out

If you buy freehold, the Land Department will not transfer title to you without a Foreign Exchange Transaction Form (formerly the Tor Tor 3) showing the purchase funds were remitted from offshore in foreign currency and converted to Thai baht inside Thailand. This is a requirement under Bank of Thailand regulation, and it is the single most common reason expat purchases stall at the registry. The form must show the buyer's name, the property reference, and an amount equal to or greater than the registered sale price.

Plan the wire route before signing. Funds that move through a Thai-resident account or arrive already converted to baht offshore will not produce a compliant FET form, and the transfer at the Provincial Land Office in Thalang District will be refused.

The developer

Andaman Riviera Construction has roughly seven years of operating history in Phuket. Public listings of its portfolio show on-time delivery on prior schemes, though independent verification matters more than developer-supplied marketing claims. Pull the company's filings from Thailand's Department of Business Development (DBD) and check three things: paid-up registered capital, beneficial ownership disclosure, and any record of litigation as defendant. A Phuket boutique developer with a single-digit project count is not inherently risky, but you want to see capital that matches the scale of the build, not the minimum 2 million baht filed at incorporation.

Platforms like Bektu maintain delivery-history records for Southeast Asian developers, including Phuket boutique builders, so you can cross-check what the sales agent tells you against what actually completed. Brokers list units. They do not always list whether the last building handed over with the EIA-approved swimming pool, or two years late and without one.

The location

Bang Tao is the strongest rental sub-market on Phuket's west coast outside Patong. Average daily rates for three-bedroom pool villas in the area run 12,000 to 25,000 THB in high season according to short-stay aggregator data, and Laguna Phuket's ongoing expansion (announced in 2024 with a multi-billion-baht commitment from Singapore's Banyan Group) sustains the demand. The trade-off is supply: Choeng Thale has absorbed thousands of new units in the past five years, and yield compression is real.

If your underwriting depends on a 7 percent gross rental yield to make the numbers work, run the math against actual occupancy data, not the developer's projection. Phuket high-season occupancy regularly clears 80 percent. Low-season occupancy frequently sits below 40 percent.

Critical pre-purchase checklist

Before you wire a deposit on Andaman Boutique Residences or any Phuket condominium:

The Or Chor 2 (condominium juristic person registration) must be issued and the building must be on the Land Department system. The EIA (Environmental Impact Assessment) approval letter must exist and the registered specifications must match the as-built unit. The construction permit must be in force and not expired. The seller's title deed (Chanote, or Nor Sor 4 Jor) must be free of mortgage to a Thai bank that has not consented to discharge at transfer. The deposit agreement must be in Thai with a certified English translation, and the deposit should sit in a developer escrow under the Escrow Account Act B.E. 2551 (2008), not in the developer's operating account.

For internal context on diligence procedures and red flags specific to the Thai market, see Bektu's coverage of Thailand real estate scams targeting foreign buyers and Can foreigners own property in Thailand: 2026 legal guide.

Bottom line

Andaman Boutique Residences is a small, completed, well-located scheme by a developer with a short but apparently clean track record. The structural risks are not unique to this project. They are the same Phuket-wide risks: yield compression in Bang Tao, foreign quota timing on small buildings, and FET compliance on the funds wire. Get those three right and the asset is a normal Phuket pool-villa style apartment. Get them wrong and you will discover at transfer that the deed cannot be put in your name.