Phuket's fame and fortune is founded primarily from its stunning beaches – and they are still the fundamental reason most, if not all, holidaymakers hit this tropical island year after year. but how many are there? Where are they? Which is the most beautiful? Why? on this page, and on Page 5, you'll find most of Phuket's beaches. The number in the blue circle corresponds to the same number on the Page 5 map, making it easy to plan your beach itinerary. We recommend renting a car – and driving carefully!
Mai Khao beach
bang Tao beach
Hua beach
Paradise beach
Kata noi beach
Sarasin bridge
nai Yang beach
Surin beach
Kalim beach
Karon nui
Ya nui beach
naithon beach
Leam Sing Cape
Patong beach
Karon beach
nai Harn beach
Layan beach
Kamala beach
Tri Trang beach
Kata beach
Phromthep Cape
To find all the great places in Phuket, get yourself a copy of The Map of PHuKeTDual language English/Chinese and English/Russian it is enough accurate detail for anyone to find their way around the island without getting lost!
Uniquely, this Phuket map is bang up-to-date. With our expertise in maps and navigation, not to mention our passion for maps slavish attention to detail, we check and update something every single issue.
20,000 copies of The MAP of Phuket are distributed every month to over 500 distribution points on Phuket island. if you can’t find one, please call 0 7661 2550.
Read online
Ao Por bay
Saphan Hin Park
Yon bay / Panwa
Chalong bay
nui
Rawai
Phuket Tide Tables
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Cape Sienna Hotel & Villas brings sophisticated style to the tropical beauty of Phuket with its two unique dining venues – both with outstanding service, fine cuisine and views to match. i t’s chic, it’s modern, it’s hip, it’s laid back, it’s Cape Sienna Hotel & Villas!
PLUM Prime Steakhouse: Dinner is a great experience and at PLUM we are all fired up! At the centre of your experience is the charcoal burning oven, bringing out the succulent best from our prime cuts of imported beef. Equal attention is given to the fresh fish and seafood, along with an appealing choice of à la carte dishes and fine wines. i nnovative and modern… walking a tasty line between ‘steakhouse’ and ‘fine dining’. Come relaxed... leave inspired!
Vanilla Sky Bar & Gastro Pub: The pinnacle of the resort, serves creative craft cocktails and modern stylish gastro pub dishes, backed by a breathtaking view of Kamala bay.
“Gaze out over an amazing sunset whilst sipping an ‘Elderflower old Town’ or enjoying a cold belgian Draught beer, tasting some of the delicious ‘Pub Grub’ brought to new modern heights…. life is good!”
For us, it’s about just doing everything the best we can, sending out the best food… pouring the finest drinks… making people feel at home. Ultimately, sending you away as happy as we can. We’ve got a little dream team going on. i t will be love at first sight.
Daily Happy Hour: Get 30% discount on all drinks, except wines, champagnes and super premium spirits, from 5-6 pm.
Experience Cape Sienna and be surprised by the amazing location, delicious food, great drinks, good music and stunning view.
PLuM Prime steakhouse / Vanilla sky Bar & Gastro Pub
indulge yourself for a complete day and lounge around the iconic Kata Rocks infinity pool. ‘Hangout’ includes a complimentary 30 minute treatment in the infinite Luxury Spa and gym access.
Unwind poolside while enjoying a selection of drinks, tapas and gourmet dishes, soaking up the sun from Phuket’s most breathtaking viewpoint of the Andaman Sea.
Kata Rocks Clubhouse
Best sunset and romantic restaurant in Phuket
Kata Rocks is proud to be the island’s top sunset bar, which combines outstanding food, stunning oceanfront views and lively musical entertainment from our Resident DJ. The Clubhouses’ 180-degree oceanfront viewpoint turns sunset drinks into a nightly romantic event that is meant to last a lifetime.
The restaurant proudly serves seasonally inspired Mediterranean cuisine featuring regional gourmet twists. only the freshest produce and finest ingredients are used to ensure an inspired gastronomical experience.
Reservations: dining@katarocks.com or call directly on 076 370 777
While there’s no doubt that the best part of any meal is dessert, it is also true that dessert is delicious served any time of the day.
ice cream is a sweetened, frozen treat that makes one of the very best desserts. Typically made with dairy milk or cream, in recent years, non-dairy options made with soy, coconut or almond milk have also become popular alternatives for those living a more healthy lifestyle.
Did you know that ice cream’s origins are traced back to China? An ice cream-like food was first eaten in the country in 618-97AD, while a milk and rice mixture, frozen in snow, was invented even earlier around 200bC. Today, ice cream is enjoyed around the world and Thailand is no exception.
As we were getting this issue of WinDoW on Phuket ready, the ‘summer’ heat (when not raining!) was taking its toll, so we thought it was a good idea to go out and explore some of the island’s best ice cream offerings. We’re all aware that it’s simple and convenient to buy ice cream from any local mom and pop shop or convenience store, but if you’re looking for a more upscale ice cream experience, these are our picks of the best ice cream
ThaiveTro old Town ice cream
An eclectic ice cream shop in Phuket old Town, Thaivetro serves up 60 unique flavours of ice cream in waffle cones or sundae bowls. All of the ice cream in the shop is homemade, and the highest quality local ingredients are used to concoct the interesting flavours. i f you’re looking for a taste of Thailand, be sure to try to Tom Yum Kung ice cream or the Thai Tea flavour. o ther bold offerings include Wasabi, Durian, Umeshu, black beer and Purple Sweet Potato. Classic favourites, such as Raspberry, blueberry and Dark Chocolate are also available. The Pineapple Phuket ice cream flavour also comes highly recommended as it’s super sweet, extra creamy and really delicious!
Thaivetro Old Town Ice Cream is open every day from 9:00am to 8:00pm.
lung dum
Located in Samkong near bangkok Hospital Phuket, Lung Dum is a traditional Thai ice cream shop that’s sure to satisfy any sweet tooth. The shop features an array of ice cream flavours including Vanilla, Strawberry, Lemon and even a chocolatey Milo variety. However, without a doubt, the most popular flavour on the menu is Fresh Coconut Milk. Choose
three scoops of ice cream for an affordable 49 baht, and then add in all the extra bits. The myriad toppings include peanuts, pandanus, taro, pumpkin, barley, corn, bread, pandanus jelly and even pomegranate. The end result is a sweet, sticky explosion of flavours that’s perfect for Phuket’s hot days. Lung Dum is open daily from 11:00am to 9:00pm.
Torry’S ice cream
A popular ice cream boutique in the heart of Phuket old Town, Torry’s ice Cream is famous for creating lush homemade ice cream flavours from the finest ingredients. The boutique has an interesting menu collection, and features signatures such as Roasted banana, Popcorn and Corn Milk. Durian flavoured ice cream is also a seasonal option. Torry’s offers vegan Avocado and Pumpkin ice cream as well. Try their ‘Taste of Phuket’ menu which blends local sweets and ice cream.
The ‘Phuket Treasure’ is a must try. This dessert bowl of Honey Graham ice cream and a variety of Phuket local snacks is an indulgent treat.
Torry’s Ice Cream is open Tue, Wed and Thu from 11am to 6pm, and Fri, Sat and Sun from 11am to 9:30pm. The ice cream boutique is closed on Mondays.
Samkong Fried ice cream Shop
A cheap and cheerful local style ice cream parlor open for more than 20 years, Samkong Fried ice Cream is a true Phuket icon. The charming shop serves up a variety of ice cream treats including banana Splits and ice Cream Sundaes, as well as many flavoured ice cream cones. The shop’s most popular dish is its namesake fried ice cream. Gooey, yet crisp, the ice cream flavour of your choice is wrapped in bread and quickly deep-fried. The outside is warm and crisp, while the ice cream inside is still cold. i t’s a delicious treat well worth sampling when you visit the shop.
Samkong Fried Ice Cream is open daily from 11:00am to 9:00pm.
ice cream in Thailand is really good. i t’s yummy, it’s refreshing and the sticky sweet texture really goes down a treat on Phuket’s super hot days. i f you are looking to satisfy your sweet tooth and cool down, head on over to one of the ice cream shops that we explored and choose a scoop or two of delicious ice cream to enjoy throughout the day!
The ice cream flavour of your choice is wrapped in bread and quickly deep-fried
a Community Rallies: uWC Thailand’s Project Independence
i n a year rife with global challenges — CoViD-19, senseless shootings, divisive politics, famine, record unemployment and economic recessions — it has been hard to find moments that inspire hope and unity amidst the chaos.
For UWC Thailand, the disruptivity of 2020 was compounded by an existential funding crisis here at home. in mid-January, the school’s founder and staunchest supporter for over a decade, made a heart-breaking call to the board chair, “We needed to find alternative funding as of June 2020 for UWC Thailand.”
The situation went from bad to bleak with campus closures, online learning, businesses closing around the island, tambon lockdowns, and families with sick—or lost—loved ones. Yet through it all, our amazing community did not sway in their belief that UWC Thailand was a school worth saving.
Thanks to their belief, and the hard work of countless people i now consider heroes, we stand here today: campus open, kids learning and playing, the mindfulness centre busy, national committee students arriving weekly from across the globe, a new school board in place — a new “normal.”
o f course, the road to get here was anything but normal. not long after we learned of the funding challenge, we began talking to a small group of parents, brainstorming what it would take to purchase the school’s land and
buildings from the current landholder; our neighbour and ongoing partner, Thanyapura. While the school had always operated independently, without being in control of our own physical assets, we felt we would never truly be in control of our own future. i n one of those early conversations it was pointed out that the Chinese character for crisis is a combination of two other characters — “danger” and “opportunity” — and so here amongst the danger, we found our opportunity.
i n a matter of just a few weeks, this small group of parents took up the mantle of humble heroes as they worked with the school’s leadership and the team at Thanyapura to create the broad outlines of a deal to purchase the land and buildings from Thanyapura on behalf of the school’s foundation. This point was key because in order to set the school up for long-term success, we were not looking to be bought by parents or any single-family, but to raise funds so that the foundation could purchase the land and buildings itself. Fundraising is what we needed and that is exactly what we got.
once the broad outline of the deal was put together, we determined that we would need the equivalent of US$10 million in order to purchase the physical assets and
provide a financial cushion for our UWC student scholarships and any operational shortfall in the first two to three years. We launched a giving campaign open to both loans and donations and we managed to raise the full amount in just over three weeks.
once the money had been pledged, from March until the end of July, a small group of parents — more heroes — worked endlessly to craft all of the documents needed to complete the loans and finalize the transfer of assets; work that would have cost the school hundreds of thousands of baht had we needed to pay for the services rendered. This is where the true magic of the story comes in.
While it was incredible to have raised nearly US$10 million in such a short period, the reason that Project Independence was ultimately a success was because this community believed — as our founder did more than a decade ago — that UWC Thailand is a different kind of school; the kind of school that the world needs. While there are more than 11,000 international schools world-wide according to iSC Research, there are only a few that actually aim to make an impact on students so that they can positively impact the world. UWCT is one of those schools.
i recently spoke at a parent event about the fact that while all schools teach reading, writing and math, and some incorporate elements of service or outdoor education, almost no other school on the planet (outside our sister schools across the United World College movement) combines a world-class ib education and a commitment to making the world a more peaceful and sustainable place. At UWC Thailand, we add mindfulness to that equation in an effort to know ourselves, so that we can act on that mission.
The parents who donated countless hours, expertise, support and/or money, did it not out of convenience or financial gain, but because UWC Thailand is raising their children in an environment where they feel a sense of belonging, while also becoming what the world needs; caring thinkers, with a side of grit, who are willing to take action.
i f you’ve been on the island of Phuket awhile, you may have heard us described differently in the past, perhaps as a bit of a “hippie commune where no one wears shoes and academics aren’t a focus.” (i nsert head-nodding here if you have heard that one before). We reject that characterization entirely. And not just because it is incorrect (which it is), but because it is dangerous for our collective future to believe that qualities like kindness, curiosity, collaboration, and emotional intelligence are somehow less vital to our childrens’ future than skills like arithmetic, coding and test-taking.
i n her 2019 article for Forbes, natalia Peart covered, “The 12 Most i mportant Skills You need To Succeed At Work”. They are: learnability, resilience, agility, collaboration, verbal communication, written communication, empathy, creativity, problem-solving, leadership, negotiation and technology. We think if Peart lived in Phuket, she would have put her money behind UWC Thailand too, because our students have those skills in spades — as well as IBDP scores well above the world average.
Those skills are exactly what sets our students up for success after UWCT as our amazingly diverse students leave us for scholarships to Stanford, Yale, Cambridge, UCL, McGill and more each year. The further pursuit of these 12 skills are also why we support students who don’t have university attendance as a goal or who want to take a gap year to figure out where their passions lie. Some of the world’s most successful people took a path that didn’t involve university, but they all found a space where they belonged. Every year, we see it’s not just possible to nurture the heart, mind and body while helping students realize their dreams, it’s essential
More than any year before, when all the odds seemed stacked against us, our community doubled down on their belief in what we do at UWCT. They heeded our call and they came with their savings, their investments, their salaries, their skills and their friends. They came because what we do is different in a way that matters, in a way that warrants the opportunity to thrive, just like our students do on campus each day.
i f you want to raise your child to make a difference for themselves, others and the planet, then i welcome you to stop by our campus for a chat and a coffee from our student-run cafe, the profits of which go to support other student projects that align with our mission. (o f course it does. Shakes head again. Then clicks on www.uwcthailand.ac.th to book a tour.)
Discover a brand new resort in the heart of Patong Beach, Phuket’s most desirable destination. Just steps from the soft, sandy shore, Four Points by Sheraton Phuket Patong Beach Resort offers a range of rooms and suites for couples and families. Chill out on The Deck Beach Club Patong, surrounded by shimmering pools, treat your taste buds at ve restaurants and bars, host amazing events, or simply head out and explore this enchanting island.
Special Opening Offer
Rates starting from THB 2,199 +++
• Complimentary Breakfast Daily for 2 persons
• One-hour free flow drinks per day
Book now until December 22, 2020 for your stay until December 23, 2020.
*Terms & Conditions apply. per room per night*
BOOK NOW AT FOURPOINTSPHUKETPATONG.COM OR CALL +66 76 645 999 Four Points by Sheraton Phuket Patong Beach Resort
Diamond Resort Phuket
Fulfill your holiday desires at Diamond Resort Phuket, located just five minutes away from the bustling Boat Avenue, the hottest Catch Beach Club and the picturesque Bangtao Beach. Relax and unwind in our new and stylish rooms or indulge by sunbathing alongside our Olympic-length pool.
Diamond Resort is a newly opened holiday destination, that offers serenity and complete relaxation. Here anyone can enjoy all the comforts of home, in a chic and peaceful setting, with a variety of room types to suit your every need. The rooms can comfortably accommodate families, couples or groups of friends. Suites feature a complete range of modern amenities, from everyday personal care to ironing sets and fully-equipped kitchens. A special bonus is that every room has a balcony and a number of rooms also offer pool access or a mountain view.
With lush tropical gardens and tranquility surrounded by mountains, Diamond Resort is a unique destination, where guests can enjoy first-class facilities, such as the Olympic-length swimming pool, Belgian and international cuisine at Infuse restaurant, a sauna and fitness room. For guests’ convenience, the resort provides a free shuttle service which operates within the Bangtao area, running every hour.
Infuse Restaurant by Diamond Resort
Guests can enjoy a unique culinary experience, created by our very own talented chef from Belgium, at Infuse Restaurant. Our Belgian chef gained knowledge and skills from working with numerous m ichelin star chefs within high quality establishments throughout the globe.
The menu here is complete with honest-to-goodness fancy meals and features a selection of juicy home-made burgers, delicious pizzas, authentic Thai dishes andmouthwatering Belgian desserts. We highly recommend trying our signature dishes such as, Tomato Burrata, the Belgian Beef Stew and Belgian Chocolate Lava Cake.
Infuse also serves many high-quality traditional Belgian liquid specialities, refreshing and unique mixed drinks, as well as a wide variety of fine grape-based beverages. Our international breakfast starts from 7 o’clock daily, with freshly baked breads, pancakes, croissants, meats, cheeses, hot dishes, fresh fruits and Asian favourites.
everyone is welcome to visit Diamond Resort and Infuse Restaurant and encouraged to visit our website and social media pages for ongoing and updated events.
Diamon D Reso R t Phuket 106 Soi Cherngtalay 14,Srisoonthorn Rd., Cherngtalay,Thalang, Phuket 83110
i nfuse Restau R ant by Diamon D Reso R t : +66 76 609548 facebook.com/infuserestaurant restaurantinfuse.com
Island adventure: explorIng southern Phuket’s hidden gems
Southern Phuket is one of the island’s favorite destinations. Famous for the stunning Promthep Cape and the laidback beaches of Ya Nui, Ao Sane and Nai Harn, southern Phuket is quiet and local. It is home to many of the island’s expats and attracts loads of travellers and tourists throughout the year.
For those looking to head off the beaten track and explore, Southern Phuket offers up some excellent hidden gems in the form of a breathtaking view point, a difficult to reach jungle cape and a secret beach. If you are looking for a challenging island adventure, head to the south of the island. While the road to reach these destinations is difficult, the reward is worth it.
Pa Hin Dam (Dum) marks the spot for the hike up to Black Rock Viewpoint
Black Rock Viewpoint
Relatively unknown until around 2016, when gorgeous photographs of the place started to pop up on social media, the Black Rock viewpoint is one of the most astonishing viewpoints in all of Phuket. k nown in Thai as Pa Hin Dam (or Dum), reaching the viewpoint requires navigating a rather treacherous dirt road and a steep hike. However, if adventure is what you seek, then heading out to discover the Black Rock viewpoint is totally worth the effort.
Located high above the soft sands of Ao Sane Beach in southern Phuket, the Black Rock viewpoint resembles a large terrace made of reddish-brown soil from down below. At the edge of the cliff, there is a massive black granite stone and this is how the viewpoint got its name.
Black Rock viewpoint is quite remote, and upon reaching the top, you do feel like a bit of an intrepid traveller. even in last high season, the viewpoint was not overrun with tourists – which adds to its charm. It is quite challenging to reach the destination, but once you do, you will be rewarded with sweeping panoramic views of southern Phuket, including nai Harn Beach, Promthep Cape and a small island off the coast known as koh man. Peeking over the cliff also allows a glimpse of the road to Ao Sane Beach and the small patch of development being constructed there.
The early morning hours of sunrise and late afternoon before sunset are the best times to head to Black Rock viewpoint. Do not expect to be alone, as often times there are a few photographers atop the cliff hoping to catch the perfect shot. If you venture to Black Rock viewpoint at any other time of the day, do make sure to bring a bottle of water and a small towel. It can be rather hot and humid trekking through the jungle, and even more so if, upon reaching the top, there are no clouds in the sky.
Gettin G to Black Rock Viewpoint
& D R aG on c ape
Black Rock viewpoint and Dragon Cape can both be reached from the road that passes the famous k aron viewpoint, when heading south towards the Rawai and nai Harn neighbourhoods.
Follow the main road south, then take the second dirt road that leads to nui Beach (which was closed to the public in July 2020. either drive or walk (the dirt road can be challenging fir vehicles) until you see a large boulder painted with Pa Hin Dam (which means black rock). From here follow (on foot) the ramshackle sign written in Thai that indicates the start of the path up to Black Rock viewpoint. The sign that reads Welcome to Dragon Cape is just a few hundred metres further down the road.
note that both Black Rock viewpoint and Dragon Cape are not easy to get to, so ensure you have water, a small towel for perspiration and mosquito spray with you. While this area of Phuket is really great fun to explore, it can also be a bit dangerous. Please use common sense when exploring southern Phuket’s hidden gems.
19 km from
From Phuket City head south
Black Rock Viewpoint
Phuket city
Dragon cape
A few metres down the road from the markers of Black Rock viewpoint, there is a small wooden sign nailed to an enormous palm tree. Hand-painted, the sign reads Welcome to Dragon Cape with an arrow pointing off to the horizon. Following this road is an adventure unto itself, as the road conditions deteriorate rather quickly with potholes and deep craters tucking themselves into the steep dirt road.
If you have a lot of time to explore, you can carefully maneuver your way down the road through dense jungle and towering coconut trees until you reach the bottom of Dragon Cape. The sea views here are breathtaking, and the descent is extremely steep. Be sure to enjoy the views, but also be mindful and watch your step.
The jungle here is dense, affording the opportunity to enjoy a wide variety of free nature sounds and to spot majestic sea eagles overhead. The trip back up from Dragon Cape is known to be a bit hairy. Walking down is enjoyable, but walking back up requires that you are in good physical condition as the incline is rather steep and the road up can often be slippery.
Black Rock Viewpoint offers up one of the most stunning viewpoints in all of Phuket
The road to Dragon Cape is filled with dense jungle and stunning views
Riverhouse Phuket
Be part of the future
Being one of the first few families to move into the most innovative housing development must be something you would be happy to be. Our first two buyers are planning to move into Riverhouse by Christmas of 2020. We had a chance to speak to both of them about their reasons of for choosing Riverhouse as both a home and an investment.
Riverhouse Phuket’s developer has long history in the construction business. Owing to their forward thinking and their vision to see that they can do a lot more than just build
a private pool villa, Riverhouse Phuket happened. By now it’s widely known that Riverhouse is the only development that offers villa with their own power source – power that not only operates a few electronic appliances, but supplies power to the whole villa!
Imagine, having a private pool villa with the pool pump running eight hours a day and air-con keeping every bedroom and your grand living room cool, how high your monthly electricity bill will be. It is another story with Riverhouse.
Deciding to be part of the first sustainable villa development is a big decision. Our buyers are those who care about the environment and share the same vision of what a home should be like in the future.
The new normal lifestyle includes working from home; at Riverhouse one thing that you will not have to worry about is the electricity bill with air-con is turned on for a long period of time, especially in sunny Phuket. At Riverhouse, we build you a villa with your very own source of power. Renewable energy from our solar panels with enough capacity to supply the entire villa with power all day long. “I trust Riverhouse Phuket as one of the best value property investments that make our precious family time even better”, said one Riverhouse buyer.
“Phuket is popular for its beautiful beaches. I love coming to Phuket especially this part of the island; Riverhouse is located near one of my favourite beaches, Bangtao, and you can easily visit nearby beaches like Layan, Surin, and naithon. All those beaches are within just a short drive. Cherngtalay is one of the best areas to live, with upscale supermarkets where my wife can do some home shopping, and there are plenty of
international restaurants in the area to choose from. even though the project does not have fitness and a restaurant within the compound, there is a 24-hour gym less than 5 minutes drive away. So we are very happy and look forward to moving into our Riverhouse villa for Christmas this year,” enthused another Riverhouse homeowner.
Another reason to put Phuket on the world map for property investment is that Phuket has, without doubt some of the highest standard medical facilities in Thailand, with several private hospitals on the island. For years visitors have taken advantage of these for medical treatments and cosmetic procedures during their stay.
Feel free to contact us for a special deal during these coming weeks. For more information please contact our sales office.
R i V e R house
143 Pasak soi 1, Bandon-Cherngtalay Rd., Cherngtalay, Thalang, Phuket 83110
The zenith of noble living. Harmony of luxury and value.
The aesthetic pool villas located in the centre of the north coast, Phuket Thailand. modestly situated in the Pasak, Cherngtalay area, the 29 luxurious pool villas are in the most prestigious living area on the island.
Zenithy offers tropical and contemporary residences. Concepts in light brown tones integrate with gold and grey finishes, giving the villas prudent but gentle and welcoming character. each villa is surrounded by verdant private landscape and infinite green mountain views. Zenithy Pool villas mix noble modern living with a touch of nature.
An astonishing 356 sqm modern design villas with duplex living space which is carefully designed with tall glass windows.
The master bedroom is joined by en-suites, which include both a bathtub and a shower. The walk-in closet is in keeping with the modern look, while an open-plan western kitchen with full kitchenette is situated in the dining area and gives access to the verdant garden. Two indoor car parking spaces are included. The al fresco private pool, 3 x 9 metres, uses a salt chlorination system that is kind to the skin; water features and an outdoor shower are not far away.
The interior staircase leads to a second floor with two en-suite bedrooms with private balconies. An extra family living area maximises relaxation and leisure opportunities.
With the attractive starting price at 14.1 million baht, the villas are an exceptional choice, and any investor or residential buyer can expect promising rental incomes as the location is perfect for family vacations and hospitality purposes.
The location ensures the residences experience a secluded environment that’s only a few minutes’ drive away from luxurious communities and lifestyle destinations. Just short drive to the famous Bang Tao and Layan beaches, a western supermarket, luxury resorts, golf clubs and a host of international standard restaurants, beach clubs and nightlife bars.
more specifically, the Laguna Phuket complex is the home of 5-star resorts and mICe venues and constitutes the economic heart of Chengtalay. nearby Boat Avenue is an eclectic collection of shops, restaurants and a supermarket all in one spot. Then, there are the two new attractions just down the road. The first is Porto de Phuket (by CenTRAL Group) – a department store that offers a full lifestyle experience with a gathering of shops, restaurants, a wellness center a family zone and a home décor section. Secondly, there is Blue Tree Phuket, a water park on 224,000 sqm with spectacular slides, a freshwater ‘sea’, adventure and extreme sports. This enormous entertainment venue is also full of shops, restaurants and leisure facilities for all ages.
Cherngtalay Police Station
Cherngtalay Homework Farang Kitchen
Phuket VIP Villas
Anchan Grand Residence
Diamond Villas
ST.Joseph’s Catholic Church
Buritara Laguna Pool Villa Phuket
ZENITHY VILLAS ToAirport
Picasso Villas Phuket
Blue Tree
Boat Avenue Central Cherngtalay
Distance to attractions:
10 minutes to:
•
Bangtao Beach
Sea-side restaurants and bars
•
• shops, spas & restaurants
Laguna Phuket complex with its resorts,
•
Laguna Golf Phuket
Western supermarket i.e. villa market
• & mega supermarket Tesco Lotus
• coffee corner, restaurants & offices.
Boat Avenue Plaza with its arcade of shops,
20 minutes to:
•
Bangkok Hospital Phuket
British International School Phuket (BIS)
•
30 minutes to:
•
Phuket International Airport
Zenithy Pool villas is developed by Jenjad Pattana Development Co., Ltd (JJP), a world-class developer that’s a co-operation between an experienced investor and an exceptional realtor. The company provides complete project development services to discerning investors, as well as offering a consulting service.
The Zenithy common area is managed by k night Frank, the international property management expert that takes care of over 26 properties with more than 10,000 residential units in Phuket.
Zenithy PooL ViLLas
79/2 moo. 4, Pasak Soi 8, Baandon-Chengtalay Rd., Chengtalay, Thalang District, Phuket Thailand Operate hours: 9.00 – 18.00 hrs. Daily.
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Or are you a developer looking for a reliable, serviceoriented and knowledgeable supplier of top quality imported porcelain tiles who won’t let you down and will always go that ‘extra mile’.
Service is key at tile-it, both the tendering of expert pre-sales advice and an impressive after-sales service,
Light, sound and ‘Smart Home’ have become a best seller in the furniture business. The Loox LED lighting system from Häfele, and its comprehensive range of sound and entertainment components, have brought these worlds together. Combined with Häfele Connect, it has become the door opener for ‘Smart Homes’. The BLE box for intuitive control of furniture lighting and electrically operated fittings creates future-oriented ‘Smart Home’ experiences using a convenient, intuitive app. The Loox drivers are at the heart of the system. These make problem-free connection of the wide range of new applications possible. The modular system components go perfectly together, and are child’s play to install without tools using Plug & Play. They impress with their quality, flexibility and convenient operation.
BLE box – the app whisperer
The power to the new Häfele Connect BLe boxes is provided by two mains leads from a 12V or 24V driver. They are the app whisperers in the Loox world, making it possible to control individual lights (on/ off, brightness, colour temperature with multi-white lights and light colour with RGB lights) and electrical fittings and store light scenes or change the brightness and the light colours under timer control. A single BLe box or an entire network of BLe boxes are controlled using a smartphone or a tablet. Safety aspects are also taken into consideration by the timer-controlled presence simulation.
Let there be music –the Häfele sound systems
The trendy, invisibly installed Häfele sound systems 105 and 420 turn furniture into an alternative speaker. They are equipped with a Bluetooth receiver and up to four sound transducers (exciter speakers). The exciter speakers convert every hard surface such as wood, glass or metal into a sound carrier, which makes music and speech audible with astonishing sound quality. The music selection and the volume are conveniently streamed wirelessly via Bluetooth using a smartphone, tablet or laptop. Interesting furniture with added value for music-loving customers is therefore created using the sound system from Häfele.
Guidance on protecting your small/ medium Thai business during an extended COVID-19 pandemic
As we enter into the 10th month from the time the first case of coViD-19 (which at the time was referred to as the “novel coronavirus”) was diagnosed in Wuhan, china in December 2019, it is becoming more certain that we are in this for the long-haul. it is already clear that the pandemic has wrought havoc on the local economies of the major tourist markets in pattaya, chiang mai, samui and phuket as those markets must have international arrivals, which have been effectively closed since early. long-term residents in phuket report that the effect of the prohibition on international arrivals is most evident in the heavily touristed areas of patong, Karon and Kata ,turning them into surreal “ghost towns” with businesses remaining shuttered and once heavily-trodden roads devoid of all human life.
at the end of June, the World bank reported that thailand’s economy will shrink at least 5% this year, but that number is more likely to be closer to 10%. more recently, thai bank economic teams are suggesting a 7-9% reduction. and although the economic impact is immediately clear in the tourist markets, over the intermediate run with a projected reduction of economic activity in thailand close to 10% of gDp or more for the whole year 2020, the impact will inevitably spread beyond those industries that rely on tourism to other businesses. We can therefore effectively bank on coViD-19 being here to stay, at least for the foreseeable future, and with the world adjusting to “new normals” and “2-metre” social distancing rules, those of us running businesses in thailand should take a close examination at ways we can legally protect our businesses from what might well be an extended period of economic drought.
the typical rules of obligations are set in stone: if one party agrees to something in exchange for something else, the party that made the promise must perform under the terms of that agreement. However, in times like this, the law does allow some leeway to this set-in-stone principle; that is why it is important for managers and owners to get together as soon as possible and agree how to make the necessary adjustments and arrangements to protect their businesses from enduring economic downturn. the nuances of business and law likely require competent counsel for detailed guidance, but for purposes of this article, the below is an overview of two key parts of small and medium enterprise which owners and managers can look to in considering what changes should, or could, be made in order to prepare.
Employment
unfortunately, when economies are not doing well, the first to feel the pain are employees of small and medium businesses that are often not eligible for government aid programmes. these businesses are forced to make tough decisions in reducing staff size and ceasing completely hiring activity. the impact on workers is therefore often most immediate and many small and medium businesses in thailand are already reporting having reduced their staff by making team members redundant. earlier in the year, the government announced that laid-off employees could seek assistance through the social security
office for loss of salaries, which in a way generated a moral hazard for businesses seeking to make their staff redundant, even though the social security scheme did not provide a legal exception to pay applicable severance. many businesses rushed into redundancies anyway, explaining to their staff the scheme at the time of informing them of the decision to let them go. undoubtedly, that led to many employees not being paid their entitled severance pay without consent.
For those businesses that find themselves with bloated salary lists, but wish to stay above-water while being fair to their long-time staff, and at the same time shudder at the prospect of paying severance during economic downturn when cash reserves are so vital, there might be other legal options available for consideration.
First, you could negotiate with your employees and obtain consent for reduced roles and salary reductions. some businesses opted for this method, taking a middle ground between laying off and keeping the business operating with a skeleton crew. businesses often find that employees are willing to consent to role adjustments in times like these, knowing that the labour market is harshly affected by the pandemic and economic downturn. the key is consent so that severance pay is not triggered when making the role and pay adjustments. if consent to staff reductions is not possible, and the affected business must make a change to stay in business and hold out through the pandemic, the law actually provides a legal method of reducing salaries without consent by notice only under section 75 of the labour code of thailand. under section 75, where an employer is affected by a force majeure event that causes the employer to not be able to operate their business normally under the circumstances, and the employer needs to suspend a part of their operations due to the event, the employer can reduce their staff salaries to 75% of normal for the period of the force majeure event – which in this case would be the coViD-19 pandemic. the employer in such case is required to notify the labour inspector that they have elected this option.
although a 25% reduction may not alleviate all the financial problems created by the current economic decline, it may be an option to consider for some business who are looking for a moderate payroll reduction cushion during the pandemic, but cannot negotiate with their staff a reduction in salary with consent. i t should be noted that section 75 refers to salary benefits only and not a reduction in other benefits such as holiday leave pay and overtime pay.
Contracts & other obligations – force majeure
i t is recommended that all small and medium businesses immediately, if they have not already done so, review all (each and everyone one) of their existing contractual obligations to consider potential ways to relieve some financial pressure through negotiation of amendments to terms. the sooner this is looked at the better, as some relief programmes announced earlier in the year may be disappearing soon if they have not already. For example, when the pandemic became an immediate concern for thailand back in march, the government asked for large businesses, land owners and banks to try to make special concessions for debtors, tenants and borrowers. banks immediately followed suit and offered temporary reductions in principal and/or interest payments for loans,
whereas some landowners offered rent-free periods or reduced rent for those small and medium businesses that enquired. It is clear, however, that many businesses have not attempted to take advantage of the possible concessions, and managers and owners are now reporting that banks and landowners are now less-willing to agree to reductions stating that “the economy is starting to get better.”
We can debate whether the economy is improving or not, but for those businesses that now find themselves in a predicament financially, there may be no time to debate. They could therefore consider a legal excuse with respect to some of their contract obligations if they are unable to negotiate more favourable terms directly with the counterparties to their contracts – force majeure.
Not all contracts and obligation instruments expressly mention force majeure as an excuse to performance. However, The Civil and Commercial Code of Thailand imputes force majeure into many general and specific contracts as a term implied by law. Although potentially litigious, and therefore a lawyer should be consulted, small and medium business that have no other options readily available, and are in dire financial territory, may be forced to invoke force majeure to excuse performance of agreements for a period of time through the pandemic. The Code states that a force majeure event – meaning any event the result of which could not be prevented even with appropriate care – may excuse performance of a party to a contract, even where the agreement does not specifically refer to force majeure. It is therefore a potential legal right that may be invoked as a legal excuse, where an event prevents performance, such as the COVID-19 pandemic.
It should be noted that I am not simply recommending that businesses go out and start sending letters to all of their contract counterparties invoking force majeure, but that it is considered as an option to excuse some contractual obligations on review of all the business obligations as mentioned in this article above. Careful examination is necessary and, if feasible, only with competent counsel at your side to review all available options as the legal effect of invoking force majeure may have various implications. There also may be other options available to business owners to make adjustments, and therefore looking at employment and contracts should only the starting point. This may seem like a huge task for some businesses, but when long-term viability is on the line, in what appears more and more likely to be a long-term economic decline, negotiating or agreeing (even with force majeure) more favourable business arrangements might be necessary to business survival and the ability to live through this unprecedented pandemic.
law firm which specialises in real estate; Construction; Hospitality; Corporate; Commercial; personal Injury; Dispute resolution; and litigation, operating in bangkok and phuket, servicing clients in relation to their business activities in Thailand and in other regions of Asia. www.hugheskrupica.com
Robert Krupica
By Robert Krupica, Senior Partner of Hughes Krupica. Hughes Krupica is a
Covid CrashThe real deal
We accept that it is impossible to reach everyone, but we hope people will have read these articles with an open mind and recognise that a lot of thought has gone into dissecting the arguments for and against a “Covid Crash” in Phuket property. We have never claimed that 2020 is going to be a banner year for real estate on the island, but we also do not believe that the market is going to be offering historically deep discounts any time soon.
We would like to use our final segment in this series to address some specific arguments which have been presented to us by those convinced we will soon be able to find bargains galore. Some of our responses will obviously revisit what we have already written, so if you think you’ve read some of this before, well… you probably have.
1. The job of property professionals is to talk property up not down. That may be, but we have not simply said: “Things will be fine because we say so.” We have devoted almost 5,000 words to explaining what we believe to be an informed position.
2. Another agent has told me to be ready to snap up bargains. Is this just sales hype? Yes and no. There will be some bargains, and some lucky buyers may pick up properties at discounted prices. But for the most part, our instinct tells us yes, a market offering bargains galore similar to some Western markets after a property crash is just sales hype.
Wherever most property markets have collapsed in the past, a lack of liquidity has almost always been a factor. Rising interest rates, banks not lending, foreclosures – these create imbalances in property markets which can lead to widespread bargains. Because properties in Phuket are almost entirely bought for cash, the market is far less susceptible to a crash.
Further, property sales here are driven by tourism. There have been nearly a dozen events in the past 25 years that have caused tourism in Phuket to suffer, and which people at the time thought would negatively impact the property market. The only one which may have had an impact was the Asian Crisis in 1997 because there was greater borrowing at that time. But the property market in Phuket was in its infancy then, and foreign borrowing is almost non-existent now.
3. We’ve not yet seen the full economic implications of a protracted lockdown (e.g. the consequences of job losses, rental losses, bankrupt businesses, higher taxes to claw back government handouts, depreciating property values in other countries, negative equity, mortgage default, negative sentiment, fear).
No we have not, but let us address each of the above:
job Losses – If someone is still paying the instalments for a new build budget condo, and their finances are extremely tight to begin with, then this could happen. It is a point we have conceded already. But most people buying condos in Phuket already own property elsewhere and are liquid enough to buy a property for cash. Unless that person’s only remaining asset in the world is their Phuket condo, a job loss will not force them to sell.
Rental Losses – the vast majority of people who own rental properties in Phuket have them to augment their income, not as their sole source of income. In a pinch, they will be selling their far more liquid stock and bond portfolios before any properties.
Bankrupt Businesses – Anyone with a business that goes bankrupt will have their personal assets legally separated from their business assets. Bankruptcy would not force the sale of their Phuket condo, unless it was owned by the company. Apart from that, the same would apply to anyone who lost a job (see “job Losses” above).
Higher Taxes – raising taxes on those who can afford it in order to recoup some of these stimulus payments will not damage the economy. Vast wealth inequality is far more destructive to an economy than forcing the wealthiest individuals and corporations to pay higher taxes. The notion of taxes as an economic evil is a supply-side myth which has sadly come to be accepted as gospel.
Depreciating Property Values in Home Countries/Negative Equity/Mortgage Default – the assumption here, we can only gather, is depreciation sends the property into negative equity, which leads to mortgage default. Again, this has zero impact unless their Phuket property is the only thing they have left to sell.
Negative Sentiment/Fear – we’ve never known masses of people to sell their properties because they were scared.
4. You refer to Phuket returning to normal. It will in time, but this economic damage is unprecedented and the full implications are as yet very unclear.
It is widely accepted that this economic downturn will be the worst since 1929 (if it is not already), and we do not dispute this.
But if someone’s life is turned upside down financially, and they decide to put their property on the market, they will not immediately reduce their price if the property is not selling. Eventually, they might drop the price by 5% or 10%, but this is not Marbella, Las Vegas or Florida. Phuket has never been a boom-and-boost market, and we don’t expect the COVIDfallout to turn it into one.
by Thai Residential Phuket Property Guide
This article is from the Thai Residential Phuket Property Guide. To download the 2019/2020 Guide visit ThaiResidential.com
Thai Residential Co. Ltd. 82/37 Sam Pao Courtyard, Moo 4, Patak Rd., T. Rawai, Phuket 83130 : 09 4841 1918 thairesidential.com phuket@thairesidential.com
