How to check a developer and land plot before buying in Phuket

Early on Monday, 26 October 2026, a mudslide hit Patong. According to the Bangkok Post, after continuous heavy rain totalling 117 mm, mud, rocks and trees came down Khao 50 Years hill at about 2am, striking hotels, shops, communities and roads. At least 100 households were affected. Patong mayor Lalita Maneesri blamed hill encroachment by property developers: illegal terrain alterations and loss of forest reduced soil stability. The municipality is taking legal action against wrongdoers.

The lesson for buyers: check the land, the permits and the developer, not just the unit.

Pre-purchase checklist

1. Title deed type

• Chanote (Nor Sor 4 Jor): full ownership with precise survey. The most secure title.
• Nor Sor 3 Gor and Nor Sor 3: right of use with less precise boundaries. Needs extra checks.
• Sor Kor 1 and similar: possession rights, not a full title. High risk.
• Verify the deed number, area and owner at the Land Department, and check encumbrances and servitudes.

2. Zoning and land use

Confirm the plot allows this type and height of building, and that it is not forest, protected or state land.

3. Slopes and hills

Phuket has specific restrictions on building on slopes and elevated land. Check the plot's elevation and gradient, retaining walls, drainage and earthworks permits. Warning signs: fresh clearing, cut slopes, erosion.

4. Environmental Impact Assessment (EIA)

Larger projects require an approved EIA. Ask for the approval number and date, not just proof of submission.

5. Building permit

Match the permit to the project in your contract: height, number of units, built-up area.

6. Developer

• completed projects and their condition, owner reviews;
• company registration, shareholders, litigation;
• contract terms: stage-based payments, late-delivery penalties, refund terms.

Read also: Phuket new developments · Remote escrow purchase · Phuket branded residences: yields and rent premium

Source: Bangkok Post, 28 October 2026.