On July 14, the Royal Gazette website published a royal decree establishing ecclesiastical rank, announcing that His Majesty King Maha Vajiralongkorn has graciously promoted Phra Prom Vachirmonkol to the rank of Somdet Phra Rajakanatham with the royal title Somdet Phra Yana Vachirmonkol, bearing numerous honors inscribed in the records and stationed at Rajathiwas Temple Royal Monastery in Bangkok, with ten ecclesiastical ranks recognized. The proclamation took effect from July 12, 2026, and was announced on July 14, 2026.

Somdet Phra Yana Vachirmonkol (formerly Luechai Khunvuthotto), now 96 years old with 76 years in the sangha, currently serves as abbot of Rajathiwas Temple in Vichiraphyabal Ward, Dusit District, Bangkok. Born on July 7, 1930, in Songkhla Province to parents Wan and Yok Saiyanvannano, he was ordained on July 5, 1950, at Wat Huay Phud in Songkhla Province under Phra Kru Sophon Silajarn and Phra Kru Chantavimol.

He devoted himself to Dhamma study and passed the highest level examination in 1952 at Wat Matchimawat in Songkhla. In 1956, he engaged in meditation practice at Wat Phutthi Karam in Songkhla under Luang Phu Mahapi Chalito, eventually studying Pali at Rajathiwas Temple in Bangkok as advised by his preceptor. During his residence at Rajathiwas, he participated in meditation practice and later became responsible for education, teaching both Dharma and Pali.

In 1987, he became head teacher of Rajathiwas School; in 1993, assistant to the Central Dharma Council Director. He has also led Dharma examinations and opened testing at Wat Nikrodharama in Malaysia. From 2000 onward, he served as director of the Rajathiwas School and board member of the Mahakut Buddhist University Foundation. His ecclesiastical promotions occurred in 1972, 1987, 1994, 2000, and 2021, rising progressively through ranks. He has long served as abbot of Rajathiwas Temple since 2000 and actively promotes Buddhism through sermons and lectures across temples, government offices, private institutions, schools, and radio stations.

Buying property in Phuket, a step-by-step guide for foreign buyersLegacyForeigners can buy property in Phuket, but they cannot own land outright, and that shapes almost everything else. Phuket counts 40,600 units for sale across 343 developments, one of the most active markets in Southeast Asia, with its own rules and risks a generic Thailand guide won’t cover. This guide covers where to buy, what you can own, what it costs, and the process itself. Where to buy

Area Median condo price Property profile Best for

Bang Tao, Cherngtalay, Kamala, Surin and Layan Around 156,000 baht per sqm in Bang Tao and Cherngtalay Phuket’s main premium property corridor, offering everything from mainstream condos to branded residences and high-end hillside villas. Luxury buyers, investors seeking strong demand and those wanting access to beaches, resorts and international amenities.

Kata and Karon Around 144,000 baht per sqm in Karon A condo-dominated coastal market offering more accessible prices than Phuket’s premium northern west-coast neighbourhoods. Buyers seeking beach access, holiday homes and investment properties supported by strong short-term rental demand.

Rawai and Nai Harn Around 130,000 baht per sqm A well-established residential market with condos and villas serving Phuket’s largest year-round international community. Owner-occupiers, retirees, families and long-term residents looking for a settled community and comparatively accessible prices.

Chalong and Phuket Town Around 86,000 baht per sqm in the wider Phuket Town area Phuket’s more affordable inland property market for buying, offering convenient access to marinas, schools, hospitals, shopping and everyday services. Budget-conscious buyers, families and residents prioritising practical convenience over beachfront living.

Demand is not spread evenly. A 2026 study of 54,628 enquiries across 1,258 Phuket projects found it clusters hard into a handful of corridors, each with its own price tier. Bang Tao, Cherngtalay, Kamala, Surin and Layan Bang Tao | Photo from Agoda Bang Tao and the surrounding Cherngtalay area are the centre of gravity for property in Phuket. The district accounts for 54% of all active listings on the island, built around the Laguna Phuket resort ecosystem, and it offers the widest spread of stock anywhere in Phuket, from mainstream condos through to branded villas. Pricing reflects that depth. One-bedroom sea-view condos list as high as US$538,000 (19.4 million baht), and villas run past US$3.8 million (138 million baht) at the top end. The median condo here sits around 156,000 baht per square metre, the highest of any area C9 tracks. Kamala sits between Patong and Surin, quieter than both, and hemmed in by hills and national park boundaries that keep developable land scarce. That scarcity is the whole story: villas along its hillside, informally known as Millionaire’s Mile, hold their value because there is nowhere left to build more of them. Surin and Layan are the quietest of the premium beaches, and villas here have actually outperformed condos on capital growth in recent years, a reversal of the usual pattern elsewhere on the island. View condos for sale near Bang Tao Beach listed by FazWaz Kata and Karon Karon Beach | Photo from Andamanda Phuket Kata and Karon sit a step down in price from the west coast belt without sacrificing beach access, and the stock here is condo-dominant rather than villa-led. One-bedroom units in Karon list up to around 9.1 million baht, with villas reaching 40.4 million baht, against a median condo price of roughly 144,000 baht per square metre. Short-term rental demand runs strong through this belt, which makes it a common entry point for expats weighing up buying property in Phuket purely as an income asset rather than a home. View condos for sale in Karon listed by FazWaz Rawai and Nai Harn Rawai, Phuket | Photo from Lux Farang Rawai and neighbouring Nai Harn, at the island’s southern tip, hold the largest year-round expat community in Phuket. The profile here skews toward owner-occupiers rather than investors, and pricing reflects that: one-bedroom condos list up to around 15.4 million baht, villas up to 42.7 million baht, with a median condo price near 130,000 baht per square metre, noticeably below the west coast belt. View condos for sale in Rawai listed by FazWaz Chalong and Phuket Town Chalong, Phuket | Photo from Hotels.com Chalong sits inland near the island’s marinas and international schools, close enough to the coast for convenience without paying beachfront prices. Phuket Town, along with the neighbouring Wichit and Si Sunthon areas, holds the lowest median condo prices C9 tracks on the island, around 86,000 baht per square metre, and offers proximity to the parts of Phuket that actually run day to day. Two areas are worth a one-line mention rather than a full section. Patong is condo-only and dominated by short-term-rental investors, which also makes it the area with the highest enforcement risk under Thailand’s Hotel Act. Cape Yamu and Pa Klok, on the quieter east coast, hold a thin scatter of niche luxury villas that can sit on the market for 300 days or more, a fair trade-off if privacy matters more to you than liquidity. View condos for sale in Chalong listed by FazWaz What foreigners can and cannot own Condos are the one property type foreigners can own outright, freehold, within a 49% quota per building. Once a project’s quota fills, common around Bang Tao before completion, later buyers get only a leasehold. Villas can’t include the land, so buyers hold a 30-year leasehold plus a superficies right to own the building, occasionally a usufruct where a Thai spouse holds the land. Investing 40 million baht in approved assets allows direct ownership of up to one rai under Section 96 bis, though approvals are rare. On a condo, funds must arrive from overseas in foreign currency, which is how the bank issues the FET form the Land Department requires to register the transfer. The 2025 ruling that changed how leaseholds work Photo by AndreyPopov from Getty Images A March 2025 Supreme Court decision reshaped what a 30-year leasehold actually promises, and the case itself came out of a property dispute in Phuket. In Decision No. 4655/2566, dated March 18, 2025, the Court ruled that pre-agreed automatic renewals, the so-called 30+30+30 model of a 30-year lease with two further extensions already written in, are unenforceable beyond the initial term. Existing leases remain valid, but the promise of renewal does not. The practical takeaway for anyone buying a Phuket villa on leasehold: price and plan around 30 years of secure tenure, not 60 or 90. Reforms that would extend leases to 99 years, or lift the condo quota to 75%, have been publicly discussed, but as of this writing neither has been enacted. Buy for the law as it stands, not the law as it might become. Condo, villa or branded residence Condos are 83% of Phuket’s inventory at a median 144,000 baht per sqm, the cleanest ownership route. Villas are the remaining 17%, cheaper per sqm but the fastest-growing segment. Branded residences run roughly 28% higher than condos, and closer to double on villas.

Property type Typical ownership structure Share of Phuket inventory Median price per sqm

Condominium Freehold, within 49% foreign quota ~83% 144,000 baht

Villa or landed house 30-year leasehold plus superficies ~17% 70,000 baht

Branded residence (condo) Freehold, within quota ~20% of total supply 181,000 baht

Branded residence (villa) Leasehold plus superficies included above ~162,000 baht

What things cost, and what you can expect to earn Photo by adrianvidal New-build condos carry a meaningful premium over resale stock; primary market units average 139,000 baht per square metre against 100,000 baht for secondary sales, a 39% gap that makes resale the better entry point if the finish and age suit you.

Area Median condo price per sqm

Cherngtalay / Bang Tao ~156,000 baht

Karon ~144,000 baht

Rawai ~130,000 baht

Wichit / Si Sunthon (Phuket Town area) ~86,000 baht

Phuket averaged a 5.8% gross rental yield in 2025 (Colliers Thailand), ranging from 3.2% in oversupplied pockets to 9.1% in well-chosen spots. West coast short-term rentals can post 6.5 to 8.5% gross, narrowing to 3.8 to 5.2% net after fees and tax, though stays under 30 days legally require a hotel licence most owners currently operate without. The market underneath the numbers Mass-market condo supply is building toward oversupply through 2026 and 2027, with 10,159 unsold units worth 77.078 billion baht reported by REIC in May 2025, concentrated in the projects launched over the past two years. Demand, meanwhile, has been shifting nationality rather than shrinking: Russian buyers now drive 44% of Phuket’s foreign condo transfer value, while Chinese demand has cooled as China’s own property market struggles. Put those two trends together, and the window sits in an unusual place. Land-scarce pockets like Kamala and Surin haven’t caught up to that supply pressure yet, in either direction, and analysts at KKP Bank are still forecasting 8 to 10% annual price growth for Phuket through 2026, the strongest of any Thai market. That gap won’t stay open indefinitely as the current wave of construction completes. How to actually be buying property in Phuket Photo by AndreyPopov from Getty Images Step 1: Reserve the property. A reservation deposit takes the unit off the market while contracts are drawn up. It is usually non-refundable, so push for a contingency clause tied to clear title before handing money over. This is also the point to line up representation, and a good starting reference is FazWaz’s own list of the best real estate agencies and platforms in Phuket. Step 2: Instruct a lawyer and complete due diligence. Verify the Chanote title directly, and for a condo, confirm the foreign-quota certificate showing space remains within the 49% limit. On a resale unit, get a debt-free certificate from the juristic office as well. Step 3: Sign the sale and purchase agreement. Have your lawyer review the price, payment schedule, fee allocation and the completion date before you sign anything. This document, not the reservation form, is what actually protects you. Step 4: Transfer funds from overseas. For a freehold condo, funds must arrive from an overseas account in foreign currency, so the receiving bank can issue the FET form covered above. Step 5: Register the transfer at the Land Department. Fees and taxes are settled on the day. Foreign buyers pay the standard 2% transfer fee; note that a reduced 0.01% rate introduced in 2025 applies only to Thai nationals buying property under 7 million baht. Total transaction costs on a condo purchase typically run 2.5 to 6.3% of the price, split by negotiation between buyer and seller. Leasehold registration on a villa is calculated differently, at 1.1% of the total rent payable across the lease term, so budget for it as a separate line rather than folding it into condo-style fee expectations. What to check before buying a villa or property in Phuket Altitude matters more than most buyers expect. Land above 80 metres falls under Zone 6 planning restrictions, and since a December 2024 revision, limited construction is allowed up to 140 metres, capped at six metres in height with most of the plot left open. Above that, or on any slope steeper than 35%, building is generally off the table, and hillside plots in Kamala, Surin and Nai Harn commonly straddle these zones. Larger coastal developments also trigger environmental impact assessment requirements, so confirm that status before putting down a deposit on anything of scale. The most serious risk is what locals call “dirty land,” plots illegally sold off from protected park or public land, which carries no statute of limitations in Thailand. Make sure any access track to the property is a registered right of way on the Chanote itself, since a missing one can hold up a building permit for good Buying property in Phuket comes down to three decisions that compound on each other: the district, whether that gets you freehold or leasehold, and the due diligence a hillside or coastal plot specifically demands. Get those three right, and the legal process itself is genuinely straightforward.

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The Election Commission announced on July 24, 2025 that a by-election for Udon Thani's 3rd parliamentary district will be held on Sunday, August 30, 2025, with candidate registration from August 1-5 between 8:30 a.m. and 4:30 p.m. at the Putthataln Meeting Room on the second floor of Phen District Office in Udon Thani Province. The election was authorized by royal decree to fill a vacant seat after the previous representative, Rang Thuraphon of the Bhumjaithai Party, passed away peacefully on July 20 at age 69. The district encompasses Phen, Sang Khom, and Muang Udon Thani (specifically Ban Khao subdistrict) areas.

On July 24, 2025, Srettha Thavisin, Thailand's 30th Prime Minister, received the Prime Minister's Thailand Zero Dropout Plus Award from incumbent Prime Minister Anutin Charnvirakul in recognition of launching the Thailand Zero Dropout campaign as a national agenda. The award honored Srettha's success in transforming Ratchaburi, an area marked by educational inequality, into a national prototype for the "Thailand Zero Dropout: Every Child Must Learn" initiative. Sansiri Public Company Limited also received the "Zero Dropout Driving Organization Award" for pioneering systemic change to address educational inequality sustainably.

The achievement marks a historic milestone in Thai education, demonstrating a working model focused on concrete results. Rooted in Srettha's philosophy of "big people helping small people" and his commitment to reducing social inequality—both during his tenure leading Sansiri and as Prime Minister—the Zero Dropout initiative stands out by tackling a challenge unrelated to business interests and affecting a region with the highest dropout rates nationally.

The Ratchaburi Sandbox model, launched in 2022–2027, raised 100 million baht through Asia's first social bond to bring out-of-school children back into education. The initiative allocates at least 80 percent of funds directly to child support and assistance, with no more than 20 percent for management and research. Srettha emphasized that while the initial 100 million baht cannot solve the problem nationwide, it sparks momentum for all sectors to join efforts. He called on private companies to each adopt one province, believing that within 5–10 years, Thai education will transform through coordinated efforts toward zero dropout rates and reduced inequality.

On July 24, 2026, at 1:30 p.m., at the Ang Thong Provincial Health Office, Paveena Hongsukul, director of the Paveena Hongsukul Foundation for Children and Women, accompanied the grieving parents—a 40-year-old father and 36-year-old mother—who lost their five-day-old newborn. They met with Dr. Thaveechok Rojanaaramphakul, the provincial health officer, to report the infant's death and raise concerns about whether a Chinese banquet held in the pediatric ICU may have been a factor. The mother tearfully described how medical staff had been seated eating a Chinese banquet inside the pediatric ICU room, positioned near her baby's incubator with only a thin transparent curtain separating them. When she attempted to visit her child, a nurse harshly turned her away, saying visitation was not convenient that day due to the banquet.

The mother had asked the head of the pediatric ICU whether such events were permitted in the unit. The attending physician had assured her there was no infection risk because the baby was in a sterile incubator, yet she observed banquet staff entering without wearing masks, working in close proximity to the incubator with no protective measures. On the morning of July 21, a nurse called to say the infant's condition had become critical overnight. Around 10:00 a.m., the doctor reported they had performed chest compressions on the baby and informed the father privately that the child had contracted a new bloodstream infection due to a slowed heartbeat. After examining the baby for 45 minutes, the doctor emerged and announced the child had died, urgently requesting the body be removed from the ICU for a temple ceremony. A nurse later called asking whether they had proceeded with cremation or the funeral rite.

While preparing their child's funeral at the temple, the parents remained unable to accept the circumstances and harbored grave doubts about the true cause of death. They contacted the Paveena Foundation seeking justice and help uncovering what really happened. The father has since drawn a detailed diagram of the ICU room layout for the media, explaining the various risk factors their child faced.

Doctors have highlighted a cautionary case involving a 26-year-old Vietnamese woman who died suddenly from a brain hemorrhage after losing consciousness while exercising with a jump rope at home. Although she had successfully controlled her diet and lost weight, physicians noted that extreme weight loss combined with certain breakfast foods may have accelerated arterial hardening and blockage. Vietnamese media reported that during her weight loss period, she ate primarily vegetables and grains, avoiding meat for approximately two months. The incident occurred while she was exercising, when she suddenly experienced severe headaches and lost consciousness. Her husband found her and rushed her to the hospital, but doctors were unable to save her due to severe brain bleeding. After reviewing her history, doctors discovered that she regularly consumed two breakfast items: salted egg porridge paired with puerh tea, and fried egg rolls, eaten almost daily during her diet. Doctors explained that salted eggs contain high levels of cholesterol and sodium, and consuming them in large quantities continuously can increase the risk of arterial hardening. Fried foods are high in fat, which can accumulate along blood vessel walls and increase the risk of arterial blockage. Physicians further noted that when blood vessels are weakened by poor eating habits, intense exercise such as rope jumping can cause blood pressure to spike rapidly and trigger brain hemorrhage. Experts emphasize that weight loss should be balanced, include all five food groups, and avoid regularly consuming foods high in fat, sodium, and cholesterol to reduce long-term cardiovascular disease risk.