So—you’ve chosen the development. The location is right, the amenities tick the boxes, and the developer has a solid track record. That’s a big decision made, and you’re already ahead of the game.
But here’s the part many buyers overlook: not all units within the same project are created equal. In fact, your choice of unit—the floor it’s on, its orientation, layout, and position in the building—can make a major difference when it comes to rental income, resale value, and even your day-to-day comfort if you plan to live in it yourself.
Whether you’re investing for short-term holiday lets, planning a future resale, or just want the most liveable space for your lifestyle, this guide will walk you through how to choose the right unit in an off-the-plan condo project. If you’re also still comparing cities, check out our Bangkok Property Guide 2025 Edition for broader market insights.
From floor level to layout flow, from sunset views to elevator noise—we’re diving into the details that separate a “decent unit” from a “smart buy.”
Let’s break it down.
Building Positioning and Unit Orientation
Once you’ve zoomed in on the right development, the next step is to look closely at where your potential unit sits within the building—and which way it faces. These details may seem small on paper, but they have a huge impact on how the space feels, how well it rents, and how much value it holds over time.
(For more strategic location insights, check out Phuket Property Hotspots During Tourist Season.)
Sunlight, Heat & Natural Airflow
In tropical climates like Phuket, orientation matters. East-facing units get soft morning light and avoid the intense afternoon sun, making them cooler throughout the day—ideal for keeping air conditioning costs down and enjoying a more comfortable living space. West-facing units, on the other hand, get warmer and brighter in the afternoon—great for sunset lovers but something to be mindful of if you’re sensitive to heat.
Good airflow is also key, especially if the building isn’t heavily air-conditioned. Units that allow for cross-ventilation (windows or openings on two sides) are more comfortable to live in and appealing to long-term renters.
Views: Sea, Mountain, Garden, Pool, or City
View plays a major role in both rental desirability and resale value—and it’s one of the first things buyers and guests notice. For a deeper dive into how “off-plan” promises can differ from reality, you should read Off-Plan Properties in Thailand: Risky or Rewarding?.
- Sea views tend to command the highest premiums, especially for short-term rentals. Even a partial sea view can make a big difference in Phuket.
- Mountain or jungle views offer a sense of calm and privacy, often preferred by long-stay expats or digital nomads.
- Pool views can be attractive, especially for ground or mid-floor units, but may come with more noise.
- Garden or internal courtyard views tend to be more affordable, and while they lack the wow-factor, they can be peaceful and shaded.
- City or street views vary—some are vibrant and full of life, others may be less appealing depending on traffic or surroundings.
A good rule of thumb: if it’s a view you’d stop and take a photo of, it’s probably worth the extra investment.
Corner Units vs. Middle Units
Corner units typically offer more natural light, better airflow, and increased privacy—with windows on two sides instead of one. They also tend to feel more spacious and are less prone to noise from neighbors.
Middle units, while often more affordable, can feel darker or more enclosed. That said, if the layout is efficient and the orientation is right, they can still be great choices—especially for budget-conscious buyers or renters.
2. Choosing the Right Floor
Once you’ve narrowed down the building and orientation, the next question is: Which floor should you aim for? It’s easy to assume higher is always better—but depending on your goals, that’s not always the case.
Top Floor: Views & Privacy
Units on the top floor often command a premium—and for good reason. They usually offer the best views, maximum privacy, and less noise from neighbors above. In Phuket, a top-floor unit with a sea or mountain view can dramatically increase your rental appeal, especially for holiday guests seeking that “wow” factor.
However, top floors can also be warmer, especially in buildings with flat roofs and poor insulation. This can lead to higher cooling costs. It’s also worth noting that in case of elevator issues (rare, but they happen), you’ve got the longest walk home.
Mid-Floors: Balanced & Practical
Mid-level units (say, floors 3 to 5 in a 7-floor building) are often a sweet spot. They offer a good balance of view, accessibility, and temperature control. They’re also more insulated from both street-level noise and rooftop heat.
For long-term rentals or personal use, mid-floors tend to be the most versatile and budget-friendly option without compromising too much on lifestyle or convenience.
Ground Floor: Access & Unique Features
Ground-floor units sometimes get overlooked—but they can offer unique benefits. Direct pool or garden access is a huge plus for families or older residents. No waiting for elevators. No hauling groceries up floors.
They’re typically cooler, thanks to shaded surroundings and less sun exposure. Plus, they’re often priced slightly lower than their higher-up counterparts.
The downsides? Less privacy, more foot traffic, and occasionally security concerns depending on the building design. If the unit faces the main entrance or a communal path, expect more noise and activity.
So, What’s Best for You?
- Holiday rentals or resale appeal? Go top floor, especially with a great view.
- Comfortable long-term living or broad rental appeal? Mid-floor is a safe, flexible bet.
- Easy access, lower price, or something unique like a private garden? Ground floor might surprise you.
3. Unit Location Within the Building
Even within the same floor, not all units offer the same experience. Where your unit sits in relation to elevators, stairwells, shared facilities, and even waste rooms can impact everything from daily comfort to rental reviews. It’s the kind of detail that’s easy to overlook on a floor plan—but makes a big difference in real life.
Close to the Elevator: Convenience vs. Noise
Being near the elevator can be super convenient—especially for holiday guests hauling luggage or groceries. It’s also a plus for older residents or anyone with limited mobility.
But: elevators can bring noise. Doors opening and closing, late-night returns, guests talking in the hallway—it adds up. For short-term rentals, it might not be a deal-breaker. But for long-term stays or personal use, being just far enough away can make a noticeable difference.
Near the Stairs or Emergency Exits
These locations are often overlooked—but can be practical. If the building has no back-up generator or elevators are down, stairs are your only option. Just keep in mind: like elevator zones, stairwells can be noisy, especially if they’re used frequently.
Avoiding Garbage Rooms and Service Areas
Units located directly next to garbage rooms, cleaning supply closets, or service areas may come with unwanted smells, noise, or traffic from building staff. These might be marked clearly on the floor plan—or you might need to ask the developer directly.
Near Amenities: Pool, Gym, Lobby
Living right next to the pool sounds great—until you’re hearing splashes and loud music every afternoon. Units near shared facilities often come with higher activity levels, which can be a pro or a con depending on your lifestyle.
- For short-term renters, being close to the pool or gym might add appeal.
- For long-term living, a little distance can mean more peace and privacy.
Position Within the Hallway
- End-of-hallway units tend to be quieter with less foot traffic.
- Middle units are passed by more people but may be more affordable.
Pro Tip: Ask the sales team for a full building layout and identify key areas—lifts, exits, bins, and facilities. Then map out which units give you the best balance of convenience and quiet.
4. Unit Size and Internal Layout
Once you’ve locked in your preferred floor and building position, it’s time to zoom in on the unit itself. The size and layout of a condo can make or break how it functions—whether it’s for your personal use or for maximizing rental potential. And bigger isn’t always better; it’s about how well the space is designed.
Choosing the Right Size for Your Goals
- Studios: Great for short-term rentals and budget-conscious buyers. Easy to furnish and maintain, but can feel cramped for long stays.
- 1-Bedroom Units: The sweet spot for most buyers. Offers separation between living and sleeping space, appeals to solo travelers, couples, and long-term tenants alike.
- 2-Bedroom Units (or more): Best for families, co-living, or premium rentals. More expensive up front but can command higher nightly or monthly rates.
Think about your end user: are you targeting holiday renters, digital nomads, retirees, or families? Choose a size that suits their lifestyle—not just your wishlist.
Layout Flow Matters
A well-designed layout can make a small space feel spacious—and a poor layout can make a large unit feel awkward.
Look for:
- Open-plan living areas that flow naturally from kitchen to dining to lounge.
- Logical bedroom placement with privacy (not opening directly onto the living area).
- Efficient storage: built-ins, wardrobes, utility cupboards.
- Functional kitchens, even in small units—space to prep, cook, and clean.
- Bathrooms with enough space and ventilation—bonus if ensuite or with dual access.
Avoid layouts with:
- Long, narrow hallways (wasted space).
- Kitchens crammed into entryways.
- Windowless bedrooms (common in some compact floor plans).
Balconies and Outdoor Space
In a place like Phuket, a good balcony is gold. It’s not just about size—it’s about how usable it is. Can you fit a table and two chairs? Is the view pleasant? Is it shaded or baking hot in the afternoon?
For renters and buyers alike, a livable balcony adds lifestyle appeal—and can justify a higher price point.
Pro Tip: Ask for a furnished floor plan or a 3D walk-through if available. Visualizing furniture placement helps you catch potential layout issues that flat floor plans can hide.
5. Rental & Resale Potential
At the end of the day, whether you’re buying to rent, sell, or hold onto for a while, your unit’s potential to perform matters. That performance—measured in rental returns or resale value—is driven by a mix of factors you’ve already been considering: floor, view, layout, and location within the building.
What Kind of Units Perform Best in Phuket?
In popular markets like Phuket, 1-bedroom units with good views often hit the sweet spot. They appeal to the broadest range of renters—solo travelers, digital nomads, couples—and are relatively affordable for resale buyers.
Studios can do well in high-traffic tourist areas, especially near the beach, but often face more competition and slightly lower nightly rates.
2-bedroom units attract families or longer-term expats and can command higher rates, but usually come with a higher purchase price and maintenance costs. Make sure demand matches the extra investment.
How View, Floor & Layout Affect ROI
- View: A sea view—even a partial one—can significantly increase both rental rates and resale value. It’s one of the first things people look for on booking platforms.
- Floor: Higher floors with better views generally perform better. But accessibility (especially in walk-up or slow-elevator buildings) can impact long-term rental appeal.
- Layout: Smart, open layouts rent faster and sell easier. Tenants and buyers alike look for functional kitchens, privacy between rooms, and usable outdoor space.
A well-positioned unit with a good layout and even a decent view will likely outperform a larger but poorly designed unit in a less appealing spot.
Long-Term Hold vs. Short-Term Flip
- Holding long-term? Prioritize liveability and rentability over flash. Focus on units that will age well, appeal to a steady flow of tenants, and require minimal upkeep.
- Planning to flip? Go for wow-factor: top floor, standout view, or a rare layout. These units are limited in supply and often sell faster—especially if the market heats up before or right after completion.
Pro Tip: Talk to a local agent (or two!) about what unit types rent fastest and what buyers ask for most. Real-time insights from people on the ground can help you validate your instincts—or spot blind spots early. For serious investors consider reaching out for a consultation to really drill down on what’s best for your investment profile.
Lets keep rolling…this is where the savvy investor mindset really comes in.
Future-Proofing Your Choice
It’s easy to get caught up in what looks great right now—but a truly smart unit choice is one that will still be desirable five or ten years from now. Tastes change, technology evolves, and buyer/renter expectations rise. The goal? Choose a unit that stays relevant, functional, and appealing in the years ahead.
(You may also want to explore why Eco-Friendly Developments are becoming key to future-proofing investments.)
Think Long-Term: What Holds Value?
Some unit features are timeless: good natural light, a functional layout, a pleasant view, and a feeling of space—even in smaller floor plans. These fundamentals tend to hold value regardless of market shifts.
What doesn’t age well? Units with awkward layouts, no balcony, poor airflow, or stuck in noisy or overlooked parts of a building. These tend to be the first to sit empty during a rental slump or get haggled down during resale.
Evolving Preferences to Keep in Mind
- Work-from-home setups: Since 2020, more renters are seeking quiet units with space for a desk, decent light, and stable internet. A good layout that naturally allows for a workspace—even in a 1-bedroom—can be a big win.
- Smart tech readiness: Outlets in the right spots, space for routers, smart locks or lighting options. These small details make life easier and can give your unit a modern edge. (Related reading: 5G Smart Homes – What Buyers Need to Know)
- EV charging stations: While still rare in many Thai condo developments, demand is growing. Even if your unit doesn’t have one now, being in a building that plans to add EV infrastructure could boost appeal later.
- Sustainability features: More buyers and renters are starting to notice things like cross-ventilation (less need for A/C), LED lighting, water-saving fixtures, and eco-friendly design.
Avoiding the “Outdated” Trap
Design trends fade fast. Today’s all-white gloss kitchen might feel sterile in a few years. While some of this comes down to interior finishes (which you can control later), layout and location are harder to change.
Pick a unit that feels good to be in. Natural light, usable space, some degree of privacy—these things never go out of style.
Pro Tip: If your unit won’t be ready for 2–3 years, imagine what renters or buyers will be looking for then, not just now. Think ahead—and let other buyers fight over the “now” units.
Customization, Upgrades & Furniture Packages
When buying off the plan, one of the biggest advantages is the potential to customize—but not all developers offer the same flexibility. And while those glossy showroom units look stunning, it’s important to understand exactly what you’re getting (and what you’re not) when your keys are finally handed over.
Can You Customize the Unit?
Depending on the developer and the stage of construction, you may be able to request:
- Layout adjustments (e.g., combining units, modifying room sizes).
- Extra electrical points or changes in switch/socket locations.
- Alternative flooring, kitchen counters, or bathroom tiles.
- Upgraded fixtures or finishes, like soft-close drawers or premium tapware.
These changes are easiest (and cheapest) to arrange early in the build process. Once walls are up or finishes are ordered, flexibility drops—and costs rise.
Some developers have a strict no-customization policy, while others offer a limited menu of upgrades. Always ask what’s possible, when it needs to be decided, and how it’s priced.
Which Upgrades Add Real Value?
Not all upgrades are created equal. Here’s what tends to pay off:
- Better-quality flooring (durability + visual impact).
- Well-designed kitchens (extra cabinets, better appliances).
- Smart storage solutions (built-in wardrobes, hidden shelves).
- Air-conditioning upgrades (quieter units, inverter tech).
Luxury finishes (like stone counters or designer tapware) look great but may not translate into a significantly higher resale or rental price—so weigh carefully if ROI is your main goal.
Furniture Packages: Worth It or Not?
Many off-the-plan projects offer furniture packages—especially in Phuket where units are often sold turnkey for rental.
Pros:
- Convenience—no need to furnish it yourself.
- Uniform look—ideal for short-term rentals.
- Sometimes required to join rental management programs.
Cons:
- Packages are often overpriced for what you’re getting.
- Limited choice—you may be stuck with the developer’s style.
- Lower-quality materials can wear quickly under heavy use.
Tip: Ask for a detailed inventory list and check if the package includes soft furnishings (linens, decor, kitchenware) or just basic furniture. You can also ask if items can be swapped or removed.
What You See Is Not Always What You Get
That beautifully staged showroom unit? It might feature upgrades, finishes, or appliances that aren’t part of the standard package. Always ask:
- Is this the standard unit or an upgraded version?
- Will these exact materials be used in the final build?
- Can I see a list of what’s included in the sale price?
- Are furniture and decor in this showroom unit part of a package—and if so, at what cost?
Some buyers get a shock two years later when they walk into a finished unit that feels nothing like the showroom they fell in love with.
Pro Tip: Take photos of the showroom and ask for a “finishes specification sheet”—a document outlining the exact materials, brands, and inclusions. Then compare it to your sales agreement to ensure it all lines up.
Bonus: Understanding the “Sea View” Promise in Phuket
Ah, the magical sea view. It’s one of the most powerful phrases in any Phuket condo brochure—and often the biggest reason people pay more for a particular unit. But not all sea views are created equal. Some are stunning and unobstructed. Others are more like “if you lean over the balcony and squint between two trees…”.
If a view is part of what’s selling you on a unit, it’s worth doing a little digging to make sure that view actually exists—and will still exist in the future.
What Does “Sea View” Really Mean?
- Full sea view: A wide, unobstructed view of the ocean from your balcony or living room.
- Partial sea view: You can see the sea, but it’s not the main feature—often visible only from certain angles.
- Peek-a-boo sea view: You technically can see it, but it’s not impressive or meaningful in daily life.
- Marketing sea view: Rendered into the brochure, not guaranteed in reality.
When in doubt, assume the term sea view is being used optimistically unless it’s backed up by plans, photos, or official documentation.
Could It Be Blocked Later?
One of the biggest risks in Phuket is future construction. That empty lot between your building and the sea? It could be a high-rise in two years.
Ask:
- Is the land in front of the view privately owned or government-protected?
- Are there any planned developments nearby that could obstruct the view?
- Does the developer offer a “protected view” guarantee in writing?
Some units have a permanent view corridor due to zoning laws or natural topography—but unless it’s confirmed, don’t bank on it.
Tools to Verify the View
- Drone footage: Ask the developer for recent drone videos or hire a local photographer to take one from your exact future floor height.
- Google Earth + 3D maps: Use satellite tools to see the elevation and surrounding structures.
- Developer floor plans: Look for orientation, sight lines, and elevation relative to other buildings.
- On-site visit: Stand at the edge of the site, if possible, and look toward where your unit will be. Bring binoculars if you want to get nerdy about it (highly recommended).
Pro Tip for Phuket Buyers: If a sea view is one of your main reasons for choosing a unit, ask for a “view confirmation letter” or written guarantee from the developer. It’s not always offered—but if they won’t confirm the view, consider it a red flag.
Conclusion: Make Your Unit Choice Count
Choosing the right off-the-plan development is a huge step—but choosing the right unit within that development is where the real long-term value lies.
If you are weighing leasehold versus freehold options, be sure to review our In-Depth Guide: Leasehold vs Freehold Ownership in Thailand.
If you’d like expert help navigating these decisions, we offer free consultations for buyers we’re working with. Whether you’ve already picked a project or are still exploring options, we can guide you in selecting the unit that best fits your goals—rental yield, lifestyle, resale, or all of the above.
Feel free to reach out. We’re here to help you make the smartest move possible.
