What are zones in Phuket?
Before purchasing land in Thailand, it is important to confirm that the property is zoned for the intended use and that all necessary permits and approvals have been obtained. This includes making sure that the land use is in line with local regulations and that the property complies with any environmental or zoning laws.
There are several laws governing what can and cannot be built on the property inside each zone, and each zone is typically color-coded. On top of that, there are requirements on the Area Coverage and Building Height.
Map Of The Zones
Maps (hard copy) are dated in accordance with the Thai Buddhist Calendar and are revised every five years.
List of Zones in Phuket
Please note, the images above are basic and general, there are exceptions and several clauses!
Very High Density Residential Area
- Color Dark Brown
- 40 to 80 meters above MSL (Mean Sea Level)
- Building Height = maximum 8 meters
- Building Area coverage = maximum 60%
- Gradient / slope more than 19 degrees or 35% = Building (or modification of existing) is not permitted!
High density populated area
- Color Red
- Building height up to 50 meters from the sea shore measured at High Tide
- No Building / Construction within the first 20 meters from the coastal-line (normally the boundary on the land title deed)
- Building Height AGL (Above Ground Level) maximum is 6 meters for residential purpose
- Building Height maximum is 5 meters for industrial purpose
- Building Area coverage maximum is 25% for residential buildings
- Building Area coverage maximum is 60% for industrial buildings
- The red zone in certain Muang Districts must not be used for factories other than factories that operate without causing any nuisance or pollution.
Medium Density Populated Area
- Color Orange
- The use of land for other purposes must not exceed 15 percent in each area of the orange zone
- The land must not be used for the storage of fuel intended for sale, except for liquefied petroleum and natural gas.
Low density populated area
- Color Yellow
- 0 to 150 meters from the boundary of Red Zone (High Density Populated Area)
- Building Height maximum is 12 meters
- Building Area coverage maximum is 70% for residential
- Building Area coverage maximum is 90% for commercial
Government office and/or public utility area
- Color Navy Blue
- 0 to 200 meters from the boundary of Yellow Zone (Low Density Populated Area)
- Building Height maximum is 16 meters
- Building Area coverage is maximum is 70% for residential
- Building Area coverage maximum is 90% for commercial
Communication & Transportation
- Color Pink
- Building Height maximum is 12 meters for the “Old Town” Sino-Portuguese style.
- Building Area coverage maximum is 84% or 70% if the style is different from the Sino Portuguese
Open area for recreation and conservation of environment
- Color Light Green
- Building Height maximum is 6 or 12 meters (depends upon approval from local Sub-district)
- Building Area coverage maximum is 70%
Rural and agricultural area
- Color Dark Green
- The land must not be used for residential or commercial purposes in the form of commercial buildings, except if such use is part of a land subdivision for residences and does not exceed 10 percent of the total area of the project.
- The land must not be used for residential purposes in the form of common residential buildings such as condominiums or apartments unless the land is 1,000 meters away from the shoreline.
Thai culture promotional area
- Color Light Brown
- Building Height maximum is 23 meters
Construction Categories
On top of zoning regulations, there are so-called Construction Categories. They are defined Categories of Construction The Building Control Act B.E. 2522 (1979) (“BCA”) as follows:
3.1 “Building” refers to a construction that people can use or live in, or a construction for public gatherings or for general public use.
3.2 It also includes dams, bridges, tunnels, waterways, dockyards, piers, fences, gates, and signboards that are next to or near a public place or construction for general public use.
3.3 Additionally, it covers an area or construction for car parking, car reversing space, or car entrance and exit for some types of building.
3.4 “High Building” means a building that people can use or live in and that has a height of at least 23 meters.
3.5 “Large Building” means a building with a total floor area of more than 2,000 square meters, or a building with a height of at least 15 meters and a total floor area of more than 1,000 square meters.
3.6 “Extra Large Building” means a building with a total floor area of more than 10,000 square meters.
3.7 “Special Building” means a building that requires a special standard of stability, strength, and safety, such as theaters, libraries, religious places, piers or ports for ships with gross tonnage of more than 100 tons, constructions with a height of at least 15 meters, building for the storage of flammable substances, etc.
3.8 “Residential Building” means a building generally used by people for either permanent or temporary dwelling purposes, both day and night.
3.9 “Commercial Building” means a building used for commercial purposes, commercial service, or industry using a machine with a production capacity of 5 horsepowers or less. It also includes any other building constructed 20 meters or less in distance from a road or public way that can be used for commercial purposes.
Please note that there are also other types of construction specified in the relevant laws for specific purposes. Therefore, precise characteristics of the construction must be considered in determining the compliance with all applicable laws.
