By Phuket News Property Editorial Team · February 25, 2026
Headlines highlighting record per-square-metre property prices in Phuket have become increasingly common in recent years. While these figures often attract attention, they rarely reflect the broader reality of the island’s property market. Understanding how these prices are formed and what they actually represent is essential for buyers, investors, and long-term residents seeking an accurate picture.
How record prices are created
Record per-square-metre prices typically emerge from a very small segment of the market. These transactions often involve ultra-luxury units within highly exclusive developments, sometimes limited to only a handful of residences.
In many cases, the price reflects a single premium unit rather than an entire project, and it may include additional factors such as bespoke interiors, branded services, or unique design features that do not apply to standard residential property.
The difference between headline prices and market averages
Headline prices are frequently mistaken for market benchmarks. In reality, they sit far above average pricing levels across Phuket’s residential landscape.
The vast majority of condominiums, villas, and resale properties trade at significantly lower per-square-metre values, even in prime locations. Market averages are shaped by volume, not by one-off transactions at the very top end.
Ultra-luxury pricing is a micro-market
Ultra-high per-square-metre prices represent a micro-market within Phuket’s broader property sector. This niche caters to a small pool of buyers whose motivations may differ from those of mainstream purchasers.
These buyers are often less price-sensitive and more focused on exclusivity, branding, or lifestyle factors. As a result, prices in this segment behave differently from the wider market and should not be used as a reference point for general valuation.
Why per-square-metre figures can be misleading
Per-square-metre pricing is a useful comparison tool, but only when applied within similar property categories. Comparing an ultra-luxury branded residence with a standard condominium or family villa can lead to distorted conclusions.
Differences in location, ownership structure, unit size, facilities, and management all influence pricing and must be considered before drawing conclusions from headline figures alone.
What buyers should focus on instead
For most buyers, meaningful indicators include comparable sales within the same area, property type, and ownership structure. Rental demand, resale liquidity, build quality, and long-term livability provide a far more reliable basis for decision-making than record-setting headlines.
Understanding the full context behind pricing helps buyers avoid unrealistic expectations and make informed choices aligned with their goals.
A market defined by range, not records
Phuket’s property market is defined by its diversity rather than its extremes. While record per-square-metre prices may occasionally appear at the very top end, they represent outliers rather than trends.
Looking beyond headline figures allows for a clearer understanding of how the market truly operates and where genuine value lies across the island.
