Questions and answers about The GENS by Botanica

As of 25 August 2026, indicative figures from open listings: one-bedroom units from $117,682 and two-bedroom units from $271,877, which works out at $3,415 to $4,372 per square metre. The contract currency is the Thai baht; we send the developer's official baht price list on request rather than converting figures ourselves.

263 residences in a single 8-storey building with underground parking, in Sri Sunthon, Thalang.

Q3 2028. Ownership transfer follows completion, on the timetable set in the sale and purchase agreement.

Five: one-bedroom at 34 m² in two plan variants, one-bedroom at 47 m², and two-bedroom at 71 m² and 73 m². There are no studios in the range.

Freehold means the unit is registered in your name at the Land Department indefinitely: you can sell it, gift it and pass it on. Leasehold is a long lease, usually 30 years with renewal options, and the building owner remains the owner. Foreign buyers get freehold within the quota — up to 49 per cent of a condominium's saleable area. Once that is used up, the remaining units are leasehold, or held through a Thai company, and we do not recommend the company route without separate legal advice.

The sale and purchase agreement sets the grace period and the penalty beyond it. It is the single most important clause in an off-plan contract and it varies between developers far more than the price does. For The GENS we are requesting the exact wording from the developer and will publish it here.

Three main ones. Escrow accounts are optional in Thailand and most developers do not use them, so payments go straight to the company. Timing: years pass between contract and handover, and the grace period and delay penalty are set by your contract, not by statute. Specification: the render and the contract annex are two different documents. What reduces the risk: 60 per cent of the price is paid in stages against construction rather than up front; the land title and construction permit are verified before the deposit; and the developer has completed projects you can walk through.

Yes, within the foreign quota. Thai law allows non-Thai buyers to hold up to 49 per cent (49%) of a condominium's total saleable area in freehold. Beyond that, units are sold on a renewable leasehold, typically 30 years. Ask for the current quota position before reserving — it is the first thing to check, not the last.

At registration the Land Department charges a transfer fee of 2 per cent of the appraised value; how it is split between buyer and developer is written into your contract. On a new unit sold by the developer, specific business tax of 3.3 per cent normally applies on the seller side, with stamp duty of 0.5 per cent in the cases where it does not. After you own it there is an annual land and building tax, low for residential use, and rental income is taxable in Thailand if you let the unit. Rates and thresholds change — treat these as the shape of the bill, not as advice, and have a Thai lawyer or accountant confirm the numbers for your specific purchase.

No. Buying property in Thailand grants no residence right and no visa by itself — this is the single most common misunderstanding among first-time buyers. Long-stay routes exist separately: the Long-Term Resident visa has an investment track with its own qualifying thresholds and conditions, and the Thailand Privilege membership programme sells long-stay privileges directly. Both are independent of this purchase and are decided by their own authorities, not by the developer. If a long-stay visa is part of your reason for buying, settle the visa route with an immigration lawyer before you sign anything.

A one-off sinking fund of 700 ฿ per m², a monthly common area fee of 70 ฿ per m², transfer and registration fees split with the developer per contract, and utility meter deposits at handover.

A booking deposit of about $3,018 holds the unit, then 30% on signing the contract, 60% in instalments during construction, and 10% at ownership transfer.

Yes. Reservation and contract can be signed electronically or by courier, and transfer at the Land Department can be handled under a power of attorney prepared by a Thai lawyer. You will still need to send funds from abroad in your own name to obtain the Foreign Exchange Transaction form required for a freehold purchase.

Funds must arrive from overseas in foreign currency and be converted to baht by a Thai bank, which issues a Foreign Exchange Transaction form. The sender's name must match the buyer on the contract; a transfer from a spouse's or relative's account is the most common cause of a delayed transfer date.

Listing sources describe units as delivered with a fitted kitchen and furniture. The precise schedule differs by layout and is set out in the contract annex, which we send you in full rather than summarising.

Bang Tao Beach is 3 km, about a 10-minute drive; Surin Beach 5 km, about 15 minutes. Phuket International Airport is around 20 km, typically 25–30 minutes.

Kajonkiet International School Cherngtalay is 370 m away, a five-minute walk, and HeadStart International School is 500 m, about seven minutes on foot.

The project is marketed with pet-friendly areas. House rules for animals are finalised by the juristic person after handover, so ask for the draft rules if a pet is central to your decision.

Botanica Luxury Villas, on Phuket since 2004 with more than 27 completed projects. Verify the registered Thai company at the Department of Business Development, ask for the Chanote title deed for the plot and the construction permit, and visit two completed projects to inspect the shared areas rather than the show unit.