Buying a Condominium in Pattaya

Pattaya is the adventure capital of Thailand. Pattaya, hugging beautiful beaches in the Gulf of Thailand. Pattaya is the destination of choice for millions of visitors each year.

Whether you are a first-time visitor or an experienced Pattaya visitor, once you have a taste of “Thai life” in this idyllic beach get-away, you will ask yourself the same question over and over, “How do I make this last forever?”

Our purpose is to show you how. This article helps foreigners become property owners in this heavenly location. We will untangle the complex web of foreign legal ownership, define what property & ownership options are available to you, explain the buying process, and point you toward those service professionals who make it easy for you.

As a foreign investor, there are restrictions on what you can own in Thailand, so we will show how you can buy in the most popular (and readily available) market – condominiums.

The world of Pattaya

Pattaya deserves its reputation as one of the most popular tourist destinations in Asia (and the world). What was once a sleepy fishing village favored by soldiers during the Vietnam War has evolved into a cityscape hemmed by long, glistening beaches and lush mountain jungles. It is one of the few places where every day feels like summer.

Whether you are a nature lover, beach basker, adventure seeker, food fanatic, or adrenaline junkie; Pattaya has something for you.

Millions of people flock to its shores to windsurf, water ski, swim, sunbathe, snorkel, sail, or take trips to nearby Islands.

Others trek, hike, cycle, visit exotic animals, skydive, bungee jump, and grow to understand the true meaning of physical conditioning in local Muay Thai classes.

Golfers of all caliber play 18 holes day after day on many world-class courses, and food fanatics fight whiplash as they decide whether to eat fresh seafood from a restaurant or buy from the roadside stall owned by the fisherman.

It’s easy to understand why people want to escape to this tropical paradise for long periods, year after year. If you have experienced “Thai life” in the tropics and want more, then looking at longer-term options like buying a condominium in Pattaya makes sense.

If you are seeking a lifestyle, then owning your own property saves the hassle of hunting hotels, paying tourist rates, and not always liking your choice. It sets you up for a future transition to permanent living.

If you want to vacation each year while also generating income to help fund those vacations, buying a condominium in Pattaya offers you the best of both worlds with strong rental returns.

Pure property investors can take advantage of low initial outlays (compared to many western countries), acceptable ongoing costs, and higher than average return on investment.

In 2019, over 19 million people visited Thailand. A high percentage of those people chose to spend time in Pattaya, proving its value as a tourist destination. In 2020, over 19 million people found their choices taken away.

How has covid changed the way we travel?

Pattaya became a ghost town. Beaches were deserted, street front shops pulled down their shutters and as time passed, more and more ‘For Sale’ signs appeared. Overnight, Pattaya’s largest source of income disappeared as its tourist industry died.

People all over the world yearned to return to Pattaya’s sunny shores. Pattaya hoped the pandemic would pass and people would return to breathe life into its streets.

There is hope in the dawn of 2022. As travel restrictions ease, new innovations and processes are being put in place to reignite tourism and travel. But we can’t just ‘get away’. Skipping to another country is a thing of the past.

Adjusting to a post-covid world, mindsets are shifting and people are exploring the concept of ‘long-stay’ vacations and relocation. People don’t want to be trapped. In this new environment, property investment has become a viable option, and a positive side effect of the pandemic is that it is now a buyer’s market.

The property market of Pattaya in 2022

To say Pattaya’s property market took a hit over ‘20-’21 is an understatement. Without tourists, rental returns dropped by 20-50%, and property sales have slumped. There is a massive oversupply of studio condos as completed development projects sit empty, and many scheduled projects are postponed.

As a potential buyer, this presents many opportunities for you.

Thailand is opening its arms to welcome back travelers. As more of the world gets vaccinated, its ‘Sandbox’ and ‘Test & Go’ initiatives are finding a foothold. As success grows, these initiatives will roll out from areas like Phuket to the rest of the country.

Developers are seeking foreign investment. They will sell existing properties at discounted prices to help move forward with new projects, so there is potential to find new condos well below market price.

For new off-the-plan projects, developers need to build interest and confidence in a recovering market, so will offer lower starting prices and higher guaranteed rental percentages over longer terms.

It is natural to be wary of a “guaranteed” rental return at the moment. But just like you, others are aching to escape back to the sunny shores they love. Tourism will return to Pattaya and holiday makers will need somewhere to stay.

Reassessing investment strategies in 2022

Buyers, developers, and government bodies need to adopt a long-term view in 2022.

Prior to Covid, it was common for people to buy many studio or 1 bedroom condos that catered to short-term holiday makers willing to pay higher rent prices.

Visitors now need to plan ahead and travel for longer periods, the ‘long-stay’ vacation. In this market, shoe-horn box condos are less appealing as people seek more space and long-term comfort. This may affect the style and location of condos you look at.

Because of a reduction in available land and high tourist numbers, developers moved away from condos with larger floor spaces and crammed as many units as they could into a project. This caused the oversupply of studio and 1 bedroom condos available now.

Developers will need to adjust to long-stay demand. New projects may need to be redesigned back to an older style of living that offers more space but fewer units per complex. It becomes a question of quantity vs. quality. Fewer people will pay rent, but they will pay for longer periods.

Local government bodies were riding the high of tourism. There were many proposals for upgrading infrastructure and amenities, but things were going well and tourists didn’t want to be disturbed by roadworks and construction.

As governing bodies look to the future, this lull is the perfect time to invest in infrastructure upgrades; mended roads, and overhauled shopping areas. There are proposals for a monorail or tram system to be built in Pattaya, and a scheduled high-speed rail system from Bangkok to Pattaya to be completed by 2025.

Do not let the current state of Pattaya deter you from your dream. Things will change over the next few years and whether you seek a change in lifestyle or potential investment, now is the perfect time to enter the condominium market with an eye on the future.

With that in mind, it is important to ask yourself a few questions before we get into the details of what you have to do. These questions will help determine your motivations, needs, overall strategy, and buying potential.

Essential Questions to Ask Before Purchasing

If you are a seasoned property investor, you know there are many steps from thinking, “I want to buy a property”, to settlement and handover.

If you are looking to buy your first property, then you will need all the help you can get, especially in another country like Thailand. Don’t worry, there are professionals that can help make this easy for you.

Before looking to invest in any property, it is important to ask a few questions.

“What is my purpose in buying?”

Are you looking for a holiday escape each year? An investment property that generates income between visits? Or are you seeking to move permanently?

“What type of property am I looking to buy?”

Thailand has many styles of property. You can buy a condominium (condo), an apartment, a villa, a townhouse, or even a house.

Each property type has its own level of ownership rights and clauses, which we will explore. A popular purchase for foreigners is a condominium.

“Do I want to buy an older condo, a new condo, or invest in a new development and buy off-plan?

This is an important question to ask when determining your budget and time frames. While we are looking at Pattaya, we will focus on the advantages and disadvantages of new vs. old, as it is probably more relevant here than anywhere else in Thailand.

“What is my budget?”

Few Thai banks offer property financing for foreigners. As a foreign investor, you will rely on cash, whether that is savings or equity in your property at home.

It is easy to dream big and overextend when you see what is available. You must have a realistic budget that you can stick to. Your budget will play a large part in deciding where you might live in Pattaya.

“Do I Need the Help of a Real Estate Agent and Property Lawyer?”

Yes! No matter your experience, remember you are looking to buy property in a country with different laws, regulations, and cultures.

In fact, we will break down these service professionals before we dive into the buying and legal process. No matter the complexity, once you understand how an agent and lawyer can help you, you will enter the property market of Pattaya with confidence.

Your real estate agent

Reputation and “keeping face” are important in Thai culture. A real estate agent will open many doors and be your language and cultural liaison.

In a tourist-centric area like Pattaya, a knowledgeable agent knows the best existing property opportunities and upcoming developments to meet your needs. They will have a diverse network across the area.

A reputable agent works in the best interest of you and the seller.

An efficient agent saves you time and money.

They look at properties you’ve researched, ask the right questions, and cut properties or offer unlisted alternatives.

Your agent negotiates viewings, and transportation, and can give a history of buildings, developers, managers, and areas.

They translate with sellers to help negotiate the price and conditions of buy.

Real estate agents in Pattaya understand the difference between those looking to buy in a tourist market and those seeking a lifestyle. They are worth their weight in silver.

Your property lawyer (Conveyancer)

If your real estate agent is worth silver, then your lawyer is worth gold.

A trusted law property lawyer will save you time, prevent frustration, and help you avoid potential financial loss or litigation. They are the experts.

What Does Your Lawyer Do?

During the buying process, they will:

• Investigate under due diligence.

This involves researching the background and history of sellers, development companies, buildings, and potential legal complications with any of the above.

• Conduct Title Searches.

This includes confirming title details match registered Land Office records; that the seller legally owns the property and is entitled to sell. They check there are no existing mortgages, liens, debts, or legal proceedings held against the property.

• Review contracts (Purchase & Sales Agreement) to make sure details are correct and fair for the seller and the buyer.

Unlike contracts in Western culture, many contractual agreements in Thailand do not focus on hard numbers, but on the relationship between the buyer and seller. Think of it as the “Gentleman’s Agreement” or “Handshake deal”.

Unfortunately, this means they may omit several important conditions or clauses. Your property lawyer will translate and recommend important conditions you should include to protect yourself. Reviewing contracts is essential when buying a condominium in Pattaya, especially in a tourist area.

• Reconcile transfer and payment of funds.

In any property transaction, the most important aspect is money. We will dissect this further, but your lawyer will confirm what monies are due (including registration, default clauses, and fees); which party pays the money and fees; and how funds are to be paid (payment schedules).

Your lawyer will make sure that all payments and time frames are fair for both parties and scrutinize any hidden or ongoing costs with you.

• Attend settlement and registration of title at the Land Office.

Your lawyer will give and receive all relevant documents at the time of settlement. They can then act as your liaison with the Thai Land Office to register all documents and pay the fees and taxes as per your contract.

• Help protect your assets.

A trusted Legal firm can help you look to the future. What happens in the worst-case scenario of your passing?

We often create a will in our home country to make sure our estate is secure in the event of death. Thailand does not recognize foreign wills and can be contested in Court.

Thai lawyers can help draft a Will that is recognized in Thailand. Though not part of the buying process, it is an important aspect that is often overlooked when we think of protecting assets and providing for our spouses or dependents.

You have now asked yourself some important questions and have a better understanding of how your property lawyer and real estate agent can help you.

Let’s look at the buying and legal process of acquiring your new dream condominium and show you some of the best buys available.

Legally owning property in Thailand? Freehold vs. Leasehold

In Thailand, a foreigner cannot legally own land. Because of Thailand’s laws regarding owning property, it is important to understand the different levels of property ownership available to foreign investors. Different ownership types determine the legal process and security of your purchase.

Freehold – Foreigners can hold a freehold title in their own name. The Thai Land Office issues a title deed similar to a strata title and freehold property can be used as collateral in Thailand.

Condominiums are the most popular form of foreign ownership in Thailand because you can hold a freehold title over the asset.

Leasehold – A foreigner can own a physical structure (property) as a Superficie or Usufruct entity, but the land it rests on is owned by a Thai national or Thai Limited company.

They lease the land to property owners for up to 30 years, with a possibility to extend for up to 90 years.

During the term of the lease, the property owner maintains the structures and land.

The lease is registered with the Thai Land Office and if it is sold during this term, the new land owner takes over the existing lease.

Thai Limited Company – Land and structures can be owned through a Thai Limited company.

A foreigner can be a shareholder in the company, but the company must have at least two Thai National shareholders who hold a majority share (51%). The company must conduct a legitimate business within Thailand or it can be unregistered.

The company then leases the land as above.

Pay close attention to the level of ownership when discussing due diligence with your lawyer. Because Pattaya is a tourist area, they sell many condominiums that would be freehold elsewhere as leasehold.

What types of property can I buy?

Our focus is on purchasing a condominium, but we will also summarise other property types available to buy in Thailand.

Condominium – A condominium is defined as a building featuring privately owned property and common property. The owners of condominiums own the land through a Juristic person of the condominium. (The Condominium Act – The Commonly Owned Housing Act of 2522).

In layman’s terms, a “condo” is a living space (unit) that is part of a larger complex. The owner holds legal freehold title over the private residence and a joint interest in common areas of the property. Under Thai law, only 49% of any complex can be owned by foreigners.

Villa – we classify Villas as a house, so they fall under the same ownership and purchase laws as House & Land. They may be part of a resort, or freestanding on their own land.

A villa offers ‘exclusivity’. It is often part of a gated community with shared facilities (pools, restaurants, gyms, etc) that all owners can use. As a buyer, you will enjoy these facilities and be part of a community. A villa is “resort living”.

There are more details to be aware of when buying a villa, like common area obligations and community rules. When a villa is part of a resort, the 49% foreign ownership quota similar to a condominium may restrict a purchase.

Your property lawyer will help streamline this process and point out any potential issues.

Apartment – An “apartment” is a condominium that cannot be owned under freehold title by a foreigner. Apartments sell as leasehold only and fall under the terms of Thailand’s 30-year leasing regulations.

Keep an eye out for this when looking at potential properties.

Condominiums and apartments are the same. Same living space, same fees, and common area obligations. You will enjoy the same facilities and comforts, but you will not own your property outright and may be restricted to personal use.

Townhouse – A terraced structure with two or more stories. The Thai variation is called a “shop house” because they have a shop on the ground floor, with living quarters on the upper floors.

Townhouses and shophouses are common in Pattaya. You will often see this style in older residential areas or beachfront market areas.

These properties appeal to a foreigner with a Thai spouse who wants to be in the middle of it all. With a smaller land footprint, taxes are lower while offering spacious living conditions and an opportunity to generate income from the shop space if prepared to form a Thai Company.

House & Land – It is possible to own a house in Thailand, but the process is more involved.

Under Thai law, a foreigner cannot own land. Any structure built is part of the ‘land’.

Don’t let this deter you. There are several ways you can build your home and own it. The three most common are:

• to lease the land for up to 30 years as a person, Superficies, or Usufruct.
• to marry a Thai National who can own the land.
• to form a Thai Limited company in which you operate a genuine business.

In each of these cases, you will not own the land you build on, but you will own your house.

Should you buy an existing, new, or off-plan villa?

Because of Pattaya’s nature and the current market, we will look at the advantages and disadvantages of these buying options.

Pre-owned – Pre-owned condos give you a variety of choices and locations. In Pattaya, many older condominium complexes (15 years +) were built in prime locations when the land was cheaper. More land allowed for more outdoor facilities, so many older complexes offer large gardens and outdoor activity areas. They also built older condos with long-term comfort in mind. They were often more spacious, with two or three bedrooms.

Pre-owned condos will have an established juristic management team. They have built a best practice reputation and you can get feedback from existing owners.

A pre-owned condo may also feel dated. They may require renovations or new furniture & appliances. It pays to check things like plumbing, paint, structure, and available services like internet providers.

New – New is not always better in Pattaya. As tourism boomed, many developments focused on short-term vacationers. Condo sizes were reduced and one-bedroom or studio condos became the norm. This style of the condo isn’t ideal for people with families or long-term relocations.

However, this is also a general statement. For young single investors, couples, or short-term visitors, a smaller condo might be perfect. It allows a minimal style of living and, if furnished right, even a small space can feel large. As the owner of a new condo, you have the pleasure of being the first person to walk through the door. You will enjoy modern appliances, furnishings, and facilities. You may also find better prices because of the over-supply of condos in this segment.

Developers are responsible by law for any defects or structural repairs needed in the first five years of completion. This offers a level of security for your purchase.

Off-the-plan – There are risks and advantages to buying off-plan in a fresh development.

An off-plan project will often have an extended payment schedule with the last payment due at the time of completion. This allows buyers time to save.

Developers seek investment in their projects, so may offer competitive buying prices. That said, because developers are working for a budget, you may find it does not incline them to negotiate the price.

If developers redefine their focus with a longer view, buying off-the-plan might allow you to enter the market early for older-style (larger) condos with the latest state-of-the-art appliances and amenities.

A common risk is, “What if the project doesn’t complete?”

It is paramount to seek legal advice before signing an off-the-plan contract. Your lawyer will make sure that all relevant conditions are in place should the developer (or you) default as per the contract.

Another thing to be aware of is furnishing. New developments will have a show unit. But not all units include furniture and appliances. It is important to confirm if they include furnishings in your contract price, or if this will be an extra cost.

How do I buy a condo in Pattaya?

Do your homework

You must research.

There is a wealth of knowledge on the internet. Your research will highlight areas, price ranges, developers, and attractions. It will give you a visual of what is available in the market right now.

Keyword searches (nature, markets, transport, education, nightlife, dining) help discover areas that offer what you want.

Keep in mind the questions you asked in the beginning. Your answers will help narrow down search queries and keep things realistic.

With Pattaya’s tourism rebuilding, you must be aware not only of places you might buy but also of other development plans. A smart investor will investigate the impact of infrastructure upgrades and rejuvenation.

Here a good sites to help get you started:

• FazWaz – FazWaz is a great resource for new and existing developments. Its map will give you a visual overview of locations and potentials.

We will cover some popular areas, their highlights, and attractions below.

Find your Real Estate Agent

Once you have a list of potential properties, enlist the help of your first professional.

Your agent will review your research, offer suggestions, organize viewings, and transportation, and provide a history of buildings, developers, managers, and areas.

They will translate with sellers to help negotiate the price and conditions of purchase.

Once they have helped you find your slice of Pattaya and you are ready to sign a contract… do NOT sign the contract!

It is time to find your second professional.

Your Property Lawyer

From the above, you have a good understanding of what your lawyer will do for you.

As a Thai Law expert, they will now conduct due diligence and title searches. They will review your contract and include, amend, or remove relevant conditions or clauses.

Your lawyer will confirm payment schedules, attend settlement and register your new title with the local Thai Land Office.

A contract review is a top priority if you are looking to buy off-plan.

Pay your deposit and sign the contract

You will often pay the deposit before signing any contracts. The deposit is a sign of good faith and many sellers will only remove the property from the market after a deposit is paid.

Before paying any money, be aware that as a foreign investor, you must present evidence that your purchase funds originate from outside Thailand.

All funds must be in foreign currency and show a clear paper trail of where the funds come from (withdrawal from the originating bank), the purpose of the funds (purchase of condominium), and proof of currency conversion in the recipient Thai Bank account (Foreign Exchange Form).

Once you have paid your deposit and your lawyer has confirmed the contract details, sign the dotted line.

Your Payment Schedule:

Your contract will list the amounts and time frames for all payments. This will include the deposit, the balance of purchase, applicable Government fees & taxes, as well as who is responsible for any payments.

A summary of your payment schedule.

• Deposit: A deposit is paid before finalizing the contract. It is 10-15% of the purchase price but can sometimes be as high as 25%.
• Balance: The purchase balance is paid at the time of settlement unless otherwise specified in the payment schedule.

When purchasing off-plan, the payment schedule may differ with several payments made at certain stages of construction.

• Government Fees: Government fees are paid when documents are registered with the Thai Land Office. The fees depend on property value.

There are 3 types of value given to a property when calculating Government fees and taxes:

• Registered Value (Purchase price registered with the Land Office).
• Assessed Value (property value assessed by the Land Office).
• Market Value (often determined by real estate and current market trends).

Transfer fee: 2% of the registered value of the property.

Stamp Duty:  0.5% of registered value. Only payable if exempt from business tax.

Withholding tax: 1% of the appraised value or registered sale value of the property (whichever is higher and if the seller is a company). If the seller is an individual, withholding tax calculates at a progressive rate based on the appraisal value of the property.

Business tax*: 3.3% of the appraised value or registered sale value of the property (whichever is higher). This applies to both individuals and companies.

* This tax is payable if the property has been owned for less than 5 years as is often the case in fresh developments.

• Ongoing fees.

Condominiums will have ongoing Common Area Management (CAM) fees and a ‘sinking fund’. These fees are payable by all owners within a complex and are determined by the governing body (of which you are part) or managing the Juristic entity.

CAM fees cover the repair & maintenance of common areas, paying the salaries of onsite staff, and ongoing government fees.

The sinking fund is a pool of money held in reserve for major repairs or upgrades, i.e. replacing paving, structural damage or environmental emergencies.

Settlement

Your property lawyer will attend settlement for you. Final documents are signed, funds disbursed and keys handed over.

Prior to off-the-plan settlements, the Thai Government & Environmental departments conduct assessments before issuing the new title. You should never settle before the title is complete, or in the process of completion.

Registration of Title

After settlement, all documents need to be registered at the local Thai Land Office. Your lawyer will handle the registration and payment of all applicable fees.

Who pays what fees?

The highlights of Pattaya and where to buy

Now that you know what is involved with buying your property in Thailand, let’s look at popular areas to buy in Pattaya.

We will look at each area and its attractions. For each area, we will highlight an existing condo, a new condo, and an off-the-plan development.

Central Pattaya

The heart of Pattaya’s tourism. Walking along the beachfront streets of central Pattaya, eating delicious fresh seafood, and buying local wares on Pattaya Walking Street. There is an excellent selection of authentic foreign restaurants serving French, Italian, Swiss, German, Hungarian, Scandinavian, English, Indian, Arabic, Japanese, and Chinese for when you feel like a taste of home.

In Central Pattaya, you will find the famous Pattaya Beach, Phra Tamnak Mountain, and Big Buddha Temple. You can visit the Art In Paradise Gallery,  Tree Town Night Market, and Pattaya Night Bazaar.

Central Pattaya is currently a glass half empty/half full area. Central Pattaya’s property market relied on short-term holiday makers. With the lack of tourism, Central Pattaya is quiet. Many shops are closed. But tourism will return.

From a buying perspective, now may be a good time to look at Central Pattaya. The area is proposing upgrades and a potential monorail system. There is an oversupply of new smaller units available. Central Pattaya also contains many of the older style condos, built when the area was quiet and the land was readily available.

Central Pattaya is a great area for rental investors. Many expats who live in Pattaya long-term move further from the city center.

North Pattaya

A majority of expats prefer to live in north Pattaya. Attractions in this area include the beautiful hand-hewn wooden carvings in the Sanctuary of Truth, Lan Pu Naklua Market, North Pattaya Beach, Million Years Stone Park, Mini Siam, and the colorful aquatic life of Monster Aquarium & Dolphinarium.

North Pattaya is a more relaxed area away from the heavy foot traffic of tourists and ideal for long-term living and families. Because of its higher expat residents, North Pattaya has a diverse selection of eating opportunities.

South Pattaya

South Pattaya is home to many of the smaller, secluded beaches. These include Sai Kaew, Hat So, Toey Ngam, and Nang Ram beaches. Many of the golf courses are in the south of Pattaya, including Marines Golf Course and Plutaluang Golf Resort. Looking to the south, you can watch the ocean while eating at Samaesarn Seafood Market. You can also visit attractions like the Nong Nooch Tropical Garden and Ramayana Water Park.

South Pattaya is the gateway to Rayong and Khao Chamao-Khao Wong National Park. It is a great location to buy if you want to be out of the hustle and can leave the Pattaya area and escape into nature.

Existing

Pattaya Del Ray (north)

Completed: 1995

Units: 10
CAM Fees: ฿15/SqM
Price range: 2,000,000 – 4,000,000

Pattaya Del Ray is a small 10 unit complex sitting on the beachfront of North Pattaya. Built in 1995, it is furnished and offers 1 & 2 bedroom units under foreign quota. Prices have been reduced by up to 1M baht for purchase.

The complex has direct beach access, a communal pool, gym, indoor kids zone, parking, and 24-hr CCTV security.

Pattaya Beach Condo (central)

Completed: 1992
Units: 28
CAM Fees: N/A
Price range: 5,200,000 – 5,500,000

Pattaya Beach Condo is the perfect example of older complexes. The condos are 2-3 bedrooms and offer wonderful views of the ocean near the beach. They have been renovated and are furnished. This condo would be perfect for people looking to live in Central Pattaya or offer long-term rentals.

Metro Jomtien Condotel (south)

Completed: 1987
Units: 552
CAM Fees: ฿25/SqM
Price Range: 2,800,000 – 11,000,000

Metro Jomtien is a mere step from the famous shores of Jomtien Beach South. It is a prime location with beautiful ocean views and minutes away from the Mimosa Market, Jomtien Beach Central, Outlet Mall Pattaya, and Pattaya Floating Market.

It offers studio, 1 & 2 bedroom units and is a great buy with some units priced up to 10% under market value. Metro Jomtien would be a good investment for those hunting lifestyle or long-term rental returns.

The complex includes a communal pool, sauna, outdoor kids zone, gardens, gyms, tennis court, onsite restaurant, reception, laundry/dry cleaning, parking and 24-hr CCTV security.

New

D Eco Pattaya 2 (north)

Completed: 2021
Units: 79
CAM Fees: ฿55/SqM
Price range: 2,200,000 – 6,000,000

D Eco is a low-density complex offering residents relaxation and privacy. It has a unique design perspective of L-shaped rooms to provide maximum usable space and great views for everyone. To align people with natural living, it has on-site organic food markets and healthy restaurants. D Ecos mission is to provide wellness of living.

The complex includes a ground & rooftop pool, sauna, gym, library, clubhouse, on-site restaurants, food market, parking, and 24-hr CCTV security.

EDGE Central Pattaya (central)

Completed: 2021
Units: 603
Developer: Sansiri
CAM Fees: ฿70/SqM
Price range: 4,000,000 – 9,000,000

Edge is the latest development in the heart of Pattaya. It offers 1 & 2-bedroom condos available for foreign quota ownership. The sales prices are currently under market average so are good buys. They offer spectacular ocean views and mountain views.

The complex includes a lobby hall, sky lounge, fitness center, sauna, gardens, rooftop pool, games room, parking, and 24-hour CCTV security.

Seven Seas Le Carnival (south)

Completed: 2020
Units: 1500
Developer: Universal Group Thailand
CAM Fees: ฿45/SqM
Price range: 2,100,000 – 4,800,000

Seven Seas is a luxury condo on a huge (10 rai) plot of land facing Jomtien Beach. It offers high & low rise condos with 1 and 2 bedrooms. The rooms are furnished in a modern style and designed for spacious living. Seven Seas provides a feeling of resort-style living at home.

It is located close to many iconic attractions like Pattaya Beach, Big Buddha Temple, Phra Tamnak Mountain (Khao Phra Phutthabat), Underwater World Pattaya, and Central Festival Pattaya Beach.

The complex includes a reception, clubhouse, lounge, gym, communal pools, kids pools, jacuzzi, sauna, spa, bar, bbq area, onsite restaurant, yoga centre, games room, library, karaoke room, playgrounds, gardens, waterfall, parking, and 24-hr CCTV security. It truly offers everything you need for long term living as a single or with a family.

Off-the-plan

AROM Wongamat (north)

Completion: 2024
Units: 319
Developer: Colours Development Co., Ltd.
CAM Fees: ฿70/SqM
Price range: 7,100,000 – 15,500,000

Arom Wongamat is a super-luxury condo offering a complete living experience on the beach of Wong Amat. On the last available land of Wong Amat Beach, you are mere steps away from this beautiful beach and will never have to worry about new developments encroaching on your ocean views.

Nearby landmarks include Terminal 21, Central Marina Pattaya, Sanctuary of Truth, and Bang Lumang Hospital. The project is inspired by nature and combines modern design styles to create a unique living environment in every square inch.

The condos are furnished with state-of-the-art appliances and the complex includes a communal pool, jacuzzi, spa, sauna, indoor playground, movie room, game room, VR golf room salon; function, meeting, and co-working rooms, parking, and 24-hr CCTV security.

Once Pattaya Condominium (central)

Completion: 2023
Units: 427
Developer: Honor Group
CAM Fees: ฿50/SqM
Price range: 3,600,000 – 8,000,000

A new development in the heart of Pattaya, it will offer luxurious modern conveniences and views with 1 & 2-bedroom condos that are furnished. 1 bedroom units would offer great personal use and rent, while 2-bed units could offer long-term living comfort if you want to be in the heart of Pattaya.

Its facilities will include a lobby & management team, fitness center, onsite bars and dining, infinity pools, children’s playroom, sky garden with a 33rd-floor view over the ocean, and 24-hr CCTV security.

The units are priced over the market average at the moment but offer a strong guaranteed rental yield of 6% for 3 years.

Empire Tower (south)

Completion: Dec 2022
Units: 440
Developer: Matrix
CAM Fees: ฿55/SqM
Price range: 2,000,000 – 10,500,000

A luxury complex in south Pattaya offering studio, 1 & 2 bedroom units. There are many foreign quota condos available with 7% guaranteed rental for 5 years. It is a close walk to Pattaya Floating Market and Underwater World Pattaya.

Luxurious rooms decorated with marble and top brand furnishings, Empire Tower is designed for function and space with panoramic ocean views. The complex includes a rooftop infinity pool, lounge, bar, sunbeds, sauna, fitness center, reception, children’s area, parking, and 24-hr CCTV security.

Land Department Office (including address)

Though you will have a reliable property lawyer to help with your purchase and registration, it helps to know where your local Land Office is.

Chon Buri Provincial Land Office, Bang Lamung Branch
Address: 398 หมู่ที่ 10 Bang Lamung District, Chon Buri 20150
Hours: Mon-Fri 08:30 – 16:30
Phone: +6638423160
Website: https://www.dol-banglamung.com/

A Summary of your buying journey

There is a lot of information above. Overloaded with options, here is a simple breakdown of your process.

• Ask yourself questions about what you want.
• Conduct your own research.
• Be aware of areas and potential future developments.
• Hire a good real estate agent.
• View potential properties.
• Hire good legal advice before signing any contracts.
• Pay a deposit and sign your contract.
• Settle and pay balances.
• Register your property with legal aid at the local Land Office.
• Enjoy your fresh slice of Pattaya paradise.

Property Lawyers | Conveyancing Lawyers

Reputable legal advice is essential if you are thinking of purchasing your dream in Thailand. Versed in Thai law, a qualified property lawyer will advise and support you through the buying process, dotting the i’s and crossing the t’s.

Siam Legal is a registered legal firm with over 17 years of property conveyancing experience. Their team has offices in the key areas of Bangkok, Chiang Mai, Pattaya, and Phuket, and is well versed in their local areas.

You can contact the Siam Legal office at:

Address: Two Pacific Place Building, 18th Floor, Unit 1806, 142 Sukhumvit Road, Klongtoey,
Bangkok 10110 Thailand.
Phone: 02 254 8900
Mobile: 084 021 9800
Website: www.siam-legal.com
Office Hours: 09 AM – 6 PM