Phuket Building Regulations: Zoning, Altitude, and Development Restrictions

Before you consider investing in land in Phuket for any type of property development, or even solely for land banking, it is essential that you fully understand the different building regulations according to different zones. In Phuket, along with other Thai destinations such as Koh Samui, there are many failed projects where the investor did not do the proper due diligence concerning zoning restrictions on their land. It therefore goes without saying that you engage the services of a reputable and experienced lawyer to conduct thorough due diligence on any land in question, bearing in mind the type of property development project you have planned. Here we summarise the most important zoning restrictions.

Restrictions According to Distance from Shore

• Nothing can be built directly on the beach, within 20 metres of high tide (typically this is the boundary on the land title deed)
• Within 20–50 metres of the high tide mark inland you may build to a maximum height of 6 metres
• Between 50–200 metres inland you may build to a maximum height of 12 metres
• Between 200–400 metres inland you may build to a maximum height of 16 metres
• Anywhere else, the maximum height is 23 metres (other restrictions may apply – see below)

Restrictions According to Altitude

Altitude restrictions play a critical role in Phuket’s building regulations. According to laws in Phuket, the maximum altitude for any structure is restricted to 140 metres above sea level. This measurement is from sea level to the top of the building, not from ground level. If your land is situated on a hillside 130 metres above sea level, you may only build up to 10 metres high.

A major regulatory change took effect on 14 December 2024, allowing construction on land between 80 and 140 metres above sea level — subject to strict conditions:

• Land title must date from before 2017
• Only standalone structures permitted
• Maximum building height of 6 metres
• Maximum footprint of 90 square metres
• At least 70% of the land must be preserved as green space
• Half of the preserved area must remain unpaved to allow natural vegetation

For further context on these changes, including market impact and environmental concerns, see our full article: Phuket Building Elevation Restriction Lifted.

Restrictions According to Gradient of the Land

The 2018 regulations prohibit construction on land with a gradient exceeding 35 degrees. While hillside locations remain popular for high-end villas, developers must ensure compliance with gradient rules. Structures built at 40 metres or higher above sea level are also limited to 6 metres in height. Larger developments may trigger environmental assessments, but projects with 29 units or fewer are generally exempt.

Restrictions According to Width of the Access Road

Thailand enforces regulations that link a building’s maximum height and setback distance to the width of the access road. Narrower roads require greater setbacks and may restrict vertical development. This ensures infrastructure capacity is respected and helps preserve the visual and functional character of neighbourhoods.

Government Forestry Land, National Parks & Conservation Areas

Phuket has a history of illicit sales involving land on scenic hillsides or beaches that is actually public or protected land. These areas fall under the jurisdiction of the Department of National Parks, Wildlife and Plant Conservation, and cannot be legally developed. Even existing structures are not exempt from legal action. There is no statute of limitations on such cases, and buyers may face full asset loss without compensation if due diligence is not properly conducted. Legal review is critical to avoid investing in so-called “dirty land.”