Beachfront condos in Phuket
within 700 metres of the sand

In Phuket the phrase is used loosely: a building three kilometres inland is advertised the same way as one on the sand, because the district touches the coast. This selection holds only the 8 developments within 700 metres of the actual shoreline, measured along roads rather than by district boundary.

Almost nothing new is built literally on the sand: Thai law restricts construction within 30 metres of the tide line. What stands on the beach is older stock and resort residences at a materially higher price, so the real choice is the second line within walking distance.

Walkability is the strongest predictor of short-let occupancy on the island. Within 700 metres a unit competes with hotels and is booked off the map; beyond 1.5 km it competes on price and needs a car. The gap is worth roughly two percentage points of annual yield — more than finish quality or branding.