Zoning & construction
Building zones on Koh Phangan: the 2025 environmental rules
Since May 2025, Koh Samui, Phangan and Tao fall under seven environmental protection zones that govern what you can build — beachfront setbacks, hillside limits, height caps.
Updated 3 June 2026
Since 30 May 2025, Koh Samui, Koh Phangan and Koh Tao are governed by an environmental protection regulation that sets out seven zones. If you're buying land to build — or buying a villa you may extend — these rules decide what's actually possible on the plot.
Importantly, the regulation is about physical construction and environmental compliance. It does not restrict company registration or business licensing — only what can be built, and where.
The seven zones, in plain terms
- Coastline / beachfront — hotel size limits, setbacks and wastewater treatment. Within roughly 50 m of the water, only small single-storey buildings.
- Hillside, 80 m elevation and above — single houses only, up to 6 m height, 50% green space; no land subdivision or resort-style retaining walls.
- High elevation above 140 m — stricter still: around a 90 m² footprint and 70% open space.
- Small islands and islets — building capped near 75 m², or construction prohibited on the most sensitive ones.
Why it matters before you buy
Two otherwise similar plots can have very different build potential depending on elevation and distance from the shore. A buyer who checks the zone before falling in love with the view avoids the classic mistake — paying for land you can't build the villa you wanted on.
Key points
- The rules govern construction, not company setup.
- Check the plot's elevation and distance from the shore before buying to build.
- Hillside (80 m+) and beachfront plots carry the tightest limits.
Sources
General information, not legal advice. Thai property law is fact-specific — verify any structure with a licensed Thai lawyer before you commit. Independent legal due diligence is part of every transaction we handle.