CANVAZ Palette, Phuket: 20 questions, answered without hedging

Yes. The price list released in May 2026 is explicitly the foreigner quota list, which means freehold ownership registered in your own name. Thai law caps foreign freehold at 49% of a condominium’s saleable area, so the quota is finite and allocated first-come.

The one condition that trips people up: the purchase money has to arrive in Thailand from abroad, in foreign currency. The receiving bank then issues a Foreign Exchange Transaction (FET) form, and the Land Office will not register foreign freehold without it.

฿100,000 for a one-bedroom and ฿200,000 for a two-bedroom, per the released price list. The deposit is counted towards the 30% contract payment rather than added on top.

The developer states that construction commences in November 2026 and the project is expected to be completed around May 2028, after which the condominium is registered and units transfer. Off-plan schedules in Thailand routinely move; treat May 2028 as the developer’s target, not a guarantee.

Not fully. The project is still going through EIA submission and construction permit approval. That is normal at this stage of a Thai condominium launch and it is also the reason the entry price is what it is — you are buying at the earliest and therefore riskiest point in the cycle. Ask to see the approvals before your contract payment falls due.

The brand is Sansiri — Sansiri Public Company Limited, on the Stock Exchange of Thailand as SIRI since 1996 and trading since 1984. The registered project owner is Tirakhun Co., Ltd. (company registration 0105568162483), a project company with ฿50,000,000 registered and paid-up capital as of 7 January 2026. A separate project company is standard practice in Thailand; the brand, design and sales sit with Sansiri.

Yes, on the released list. Fully furnished, an RFH package (bedding, kitchenware, curtains, props), appliances including a smart TV, microwave, refrigerator, water heater and washing machine, plus a one-year PLUS concierge service and a well-being package. The exact inventory is annexed to the purchase contract — read the annex, not the brochure.

Nine minutes by car to Bang Tao Beach, seven to Catch Beach Club. The project is in the middle of Cherng Talay, not on the beach road: Porto de Phuket is one minute away, Villa Market and Boat Avenue four.

No. The published views are pool, lake, lake and mountain, inner garden, and long pool. Nothing in the project looks at the sea, and no floor is high enough to change that — the buildings are seven storeys.

Yes. Floors 2 and 3 of Building A are the pet-friendly floors — the layout codes on those floors carry a (Pet) suffix. There is also the Sansiri Pet Yard with an agility course on the ground floor. Pet rules and size limits are set by the juristic person after registration.

Parking is provided at about 50% — roughly 124 spaces for 248 residences. If a guaranteed space matters to you, raise it before signing; allocation rules are set in the condominium regulations.

Common area fee is ฿80 per m² per month for years 1–2, ฿90 for years 3–4 and ฿100 from year 5, and the first year is payable in advance at transfer. There is also a one-time sinking fund of ฿650 per m² at transfer. On a 42.5 m² unit that is ฿3,400 a month and ฿27,625 once. Electricity and water are metered separately.

Not legally on a daily basis. Thai law reserves rentals shorter than 30 days to licensed hotels, and a residential condominium is not one. Monthly and longer letting is fine and is what the realistic yield numbers on this site are based on. Anyone promising you guaranteed daily-rental income in a condo without a hotel licence is selling you a problem.

For a Phuket condominium in 2026, 5–8% gross and 4–6% net after management commission, vacancy, common area fee and maintenance. Management typically takes 15–30% of gross on short stays. Double-digit net returns in this segment are marketing, not arithmetic.

Yes, and most foreign buyers do. You reserve by transfer, sign the contract electronically or by courier, and grant a power of attorney for the Land Office registration at transfer. The money must still come from your own account abroad in foreign currency for the FET form to name you.

The Land Office transfer fee is 2% of the appraised value, and in developer sales it is commonly split between buyer and developer — confirm the split in your own contract, because it is negotiable and it is worth six figures in baht. Specific business tax and stamp duty on a first sale are the developer’s side. Add the sinking fund and the first year of common area fee described above.

Usually yes, by assignment of contract, with the developer’s written consent and an assignment fee. The fee and the earliest date it is allowed vary by contract — get both in writing before you sign, especially if resale before completion is your actual plan.

Indirectly. A freehold condominium of ฿3,000,000 or more can support a Non-Immigrant “B” investment visa, renewable annually and extendable inside Thailand. Separately, the developer’s current package covers the processing fee for a one-year renewable long-stay visa, delivered within 30 days of ownership transfer. Neither is automatic; both go through immigration on their own criteria.

They are the same plan mirrored. In 1A the bedroom sits to the right of the living area; in 1Am it sits to the left. The practical difference is which way the balcony faces, and that is decided by where the unit sits on the plate — so choose the position first and the code follows.

A two-level apartment starting on the 6th floor and opening onto the 7th. Bedrooms, bathrooms and the living room are on the lower level; the upper level holds a dining room and kitchen (types 2B and 2Bm) or a multi-purpose room (types 2C, 2Cm, 2Cm-1 and 2Cm-2). Sizes run 84.75–103.5 m². There are only 12 in the entire project, and the current list prices 6 of them.

The view and the floor, not the size. In the current list the cheapest square metre is ฿146,588 — a 42.5 m² one-bedroom in Building A on floor 3 — and the dearest is ฿189,240, a 42.75 m² one-bedroom over the long pool in Building B on floor 6. Those two differ by a quarter of a square metre and by ฿1,860,000 — 29 per cent. What you are paying for is the outlook and the height, not the floor area.