Phuket offers stunning land plots and incredible investment potential — but before buying land or planning a development, it’s essential to understand the island’s zoning laws and building restrictions.

Thailand enforces national and local land use laws that determine what you can build, where, and how high — especially near beaches, mountains, and environmentally protected areas. Whether you’re planning to build a Phuket villa for Sale purposes, or you are developer looking to build a condo in Phuket, or even a commercial property, understanding these regulations is key to avoiding costly mistakes.

Here’s a complete overview of the zoning system in Phuket, including height restrictions, Floor Area Ratio (FAR), and the most common legal issues foreign buyers face.

What Are Zoning Laws in Phuket?

Thailand’s zoning regulations are primarily governed by the City Planning Act and Phuket’s local land use plan, which divides the island into color-coded zones that dictate permissible construction and usage.

Each zone has strict rules on:

  • Type of construction (residential, commercial, resort, industrial)

  • Building height limits

  • Floor Area Ratio (FAR)

  • Setback distances from roads, coastlines, and canals

  • Green space requirements

Phuket’s Main Zoning Colours and Meanings

  • Red Zones: Commercial and mixed-use. Typically urban areas like Phuket Town and Patong.

  • Yellow Zones: Low-density residential, often outside town centres.

  • Green Zones: Agricultural or environmental conservation — often off-limits for new developments.

  • Blue Zones: Special-use zones (ports, education, public utilities, etc.).

  • White with Green Stripes: Reserved forest or protected areas — typically no development allowed.

Tip: Always request the land’s zone classification from the Land Department or your legal advisor before purchasing.

Understanding Floor Area Ratio (FAR)

The Floor Area Ratio is a calculation that limits the total floor space you can build relative to the land plot size.
For example, a FAR of 1:1 means you can build 200 sqm of internal area on a 200 sqm plot.

Zoning areas near beaches or steep hills may have FAR as low as 0.2:1.

Height Restrictions in Phuket

Building height restrictions vary by:

  • Zone classification

  • Proximity to the coastline

  • Elevation above sea level

Some general rules include:

  • Within 50 metres of the beach: Maximum height is 6–8 metres

  • Elevated or sloped land: Limited to 6–12 metres, depending on angle and soil conditions

  • In most urban zones: Typically 23–30 metres max, unless a specific exception is granted

Buying Land in Phuket

Coastal & Environmental Building Restrictions

Phuket also enforces environmental rules, particularly in areas:

  • Near beaches and national parks

  • With steep slopes (>35%)

  • In or near mangrove forests

  • Within environmentally protected watersheds

You may encounter:

  • Building setbacks of 10–50 metres from the coast

  • Height limits of 6 metres max

  • Prohibitions on piling or heavy construction

For these reasons, working with an experienced agent and architect is crucial for any hillside or sea view project.

Buying Land in Phuket

Why These Rules Matter for Foreign Buyers

If you’re a foreign buyer planning to:

  • Build your own villa

  • Invest in land plots

  • Develop condos or holiday homes

  • Buy into an off-plan development

Then zoning laws can make or break your investment. You must:

  • Check the land’s title and zone classification

  • Confirm building permissions before purchasing

  • Conduct due diligence via a local lawyer or architect

Violating zoning rules can result in refused permits, legal battles, or even forced demolition.

FAQ – Phuket Zoning Laws & Building Restrictions

Can foreigners buy land in Phuket and build a house?
Foreigners cannot legally own land, but they can lease land long-term or buy through a Thai company (with proper legal structure). Zoning laws still apply, regardless of ownership type.

What is the maximum building height near the beach?
Generally, buildings within 50 metres of the high tide line must not exceed 6–8 metres, depending on the location.

Can you build in a green zone?
Most green zones are off-limits or strictly controlled. Always confirm with the Land Office and seek legal advice before purchasing.

What happens if you break zoning laws?
Illegal construction can result in fines, removal orders, or refusal of utilities. In some cases, the structure may be ordered to be torn down.

How do I check the zoning of a land plot in Phuket?
You or your lawyer can obtain the official zoning map and title deed information from the Phuket Land Office.

There are many plots of land for sale in Phuket. You can view Thai Residential’s current available land here: 

Phuket Land For Sale

Thinking of Buying Land or Building in Phuket?

We’ve helped dozens of overseas buyers find zoned land plots, build legally-compliant Phuket villas, and avoid the common pitfalls of Phuket real estate. If you’re considering building or buying land, get in touch for expert guidance.

Get in Touch | Call Now On: +66 9484 11918