This sheet compares the public price and recurring-fee story for A86 against Annara, Botanica, and Anchan. The main caution is that the fee basis is not identical across projects: some developments quote common area maintenance per plot sqm, others per built-up sqm, and some bundle villa maintenance into the monthly figure.
Comparison table
What the market is publishing right now
Official developer pages are used where possible. If the official site does not show a fee or price, the row is marked as market/listing data so the source type stays obvious.
| Project | Public price | Management fee / body corporate | Sinking fund / fee notes | Read on A86 |
|---|---|---|---|---|
| A86 Residence Standalone | 38.9M THB Current site pricing. | No common area fees Standalone villa ownership with no shared estate maintenance charges. | A86 is a freehold standalone purchase. | Cleanest holding-cost profile in this set. The positioning is privacy first, with no estate-style fee narrative or annual body corporate burden. |
| Annara Residences Bangtao / Pasak 8 | Approx. 41.5M-61.35M THB Current market listings; official site does not publish a public price. | About 25 THB/sqm/month Annara’s pricelist shows CAM based on land plot size and payable 1 year in advance. Some broker listings show a different fee package, so the public fee story is not fully standardized. | Annara’s pricelist also shows a sinking fund of 500 THB/sqm of each villa’s land plot, which is another recurring ownership cost on top of CAM. | Closest lifestyle neighbor to A86. Pricing is above A86 on current public data, and the pricelist confirms a recurring CAM plus sinking-fund structure that A86 does not carry. |
| Botanica Luxury Villas | Representative public examples: 19M-49M+ THB The projects I checked span from The Nature at 19M to Four Seasons up to 47.8M, with other Botanica projects higher. | 20 THB/sqm/month | Some brochures add villa maintenance at 15 THB/sqm/month, taking the total to 35 THB/sqm/month, plus a 100,000 THB sinking fund. | Clearer recurring-cost model than Annara. Compared with A86, the estate-style fee structure is more explicit and usually heavier. |
| Anchan Villas Mountain Breeze / Sunscape | Mountain Breeze: 33.1M-49.0M Sunscape is lower, at about 22M-29M THB. | 20 THB/sqm/month Current listing data shows a CAM rate in this range; the official site markets in-house rental management and 5-7% yield, but does not surface a public fee table. | Current listings also quote a 100,000 THB sinking fund. | Comparable to Botanica on recurring-fee style, but with a slightly more rental-management-led investment pitch. |
This is not an apples-to-apples fee comparison. Annara and A86 are villa projects without an openly published official fee sheet, while Botanica and Anchan publish more explicit estate-management pricing. Use this as a decision brief, then confirm the exact CAM and sinking-fund wording with each sales office before launch or contracting.
Replacement cost
What it would cost to build this instead
The table above compares A86 against villas already on the market. This one compares it against the alternative every serious buyer considers: buying land and building your own.
Cost bands below are published by Phuket architect Nay Sirirat in Phuket Villa Build Cost 2026: Architect’s Guide (Architect Phuket, May 2026). Nay is an independent architect with no involvement in this sale. The right-hand column applies his published rates to A86’s 557 sqm built area.
| Quality tier | Published rate | Structure cost at 557 sqm |
|---|---|---|
| Standard local build Finished structure, basic specification. | 25,000–30,000THB/sqm | 13.9M–16.7M THB |
| Reasonable-quality villa Professionally built with a competent contractor. | 35,000–45,000THB/sqm | 19.5M–25.1M THB |
| Premium villa A86 comparison tier Quality materials and detailing expected in premium markets. | 45,000–60,000THB/sqm | 25.1M–33.4M THB |
| Luxury villa Bespoke design, high-end materials. | 60,000–100,000+THB/sqm | 33.4M–55.7M+ THB |
Every figure above is the structure alone. Nay is explicit that the quoted rates exclude the swimming pool, external works, professional fees, utility connections, furniture, appliances, and final fit-out — and they exclude the land entirely. A86’s 38.9M THB is the finished article: 557 sqm built on 506 sqm of freehold land in Pasak Soi 8, pool in, landscaping done, own well, furnished, and available now rather than after an 18-month build programme carrying contractor risk.
Nay’s own note on his figures: they are “defensible market ranges for 2026 and are not a quote for any specific project.” Treat this as a sense-check on the asking price, not a valuation.