Terra Grove Layancondos in Layan, Phuket

Terra Grove Layan is a condominium by Serene Innovations & Developments in Layan on Phuket's west coast: Layan Beach is 997 metres away, Layan National Park 1.1 kilometres, and Ban Naithon School 2.4 kilometres. Handover is set for the third quarter of 2028.

The backbone of the building is the one-bedroom: it spans a band from 54 to 69 m², a difference of nearly 28% within a single format. Beyond that there is a gap — the next format, the two-bedroom, starts only at 81 m² and runs to 103 m², so there is no size in between the one-bedroom and the two-bedroom anywhere in the building. The three-bedroom format in the project sits at 138 m², well above everything else.

If you are going to live here

Layan Beach is within a kilometre and the national park sits right alongside it, but the nearest school, Ban Naithon, is 2.4 kilometres away — no longer walking distance. The bulk of the building is one-bedrooms (54-69 m²), with few two- and three-bedroom units: this suits a single owner or a couple better, and a family with a school-age child should plan on a drive rather than a walk.

If you are buying to let

One-bedrooms (54-69 m²) work as a letting format for both holidaymakers and longer-term tenants at once, especially with Layan Beach and the Bang Tao lifestyle only minutes away by the developer's own account. The two- and three-bedroom units (81-138 m²) are the rare format for a longer let to a family that needs more than one bedroom.

If you are holding for capital growth

Handover falls in the third quarter of 2028, so part of the construction-stage gain is still ahead. Layan is a green, quiet stretch of the wider Layan–Bang Tao belt: a beach and a national park within a bit over a kilometre, with little dense resort development in this set-back from the shoreline. The building's format mix is uneven — the bulk of supply is one-bedrooms, while the two- and three-bedroom formats are rare — so their liquidity will differ.