allpattayacondos – real estate blog

The first project from Ananya Properties Group. Low-rise condominium located in Naklua, Soi 4 Naklua Rd, far away from noisy city. It`s really beach-front, but beach and sea there are not usable. There are four 5-storey buildings with free-shape swimming pool on-front.

The project was one of the first luxury and private condominium. Quality construction and finishig. Condo is private and secuire, managment doing their job well.

The project was launched in 2005, and finished in 2007. Project provide a lot of useful features for owners, like finger-print access, fast and silent elevators, and other services.

Ananya Beachfront is popular with foreigners and rich thai. Near the condo located famous sea-food thai restaurant Mum Aroy. The restaurant provide good variety of dishes, and have good reputation in ex-pat community.

All units are large, minimum area is 128 sqm. Penthouse`s area is  about 300 sqm and more 300 sqm  available as roof-top terrace. (Price is about 36 mln Thai baht).

Nova Atrium is low rise condominium with only 72 units located in central Pattaya behind Big C shopping center and close to Jamerson Irish Pub and Nova Park apartments.

Nova Atrium

The condominium was developed and build by Nova Group in 2006.
The condominium can boast of communal facilities: swimming pool (not large but free shape) with jacuzzi, gym, open air atrium, wi-fi Internet.

Swimming pool Nova Atrium

Gym and Fitness room in Nova Atrium

There are only two types of units: one bedroom apartment 72-76 sqm and two bedroom unit 116 sqm.
Prices start from 3,8 mln Thai Baht for one bedroom unit (thai name) and reach 7,5 mln Thai Baht for two bedroom apartment (foreigner name). The condo is popular with rentals, small room cost around 25,000 Thai Baht per month and large one – about 40,000 Thai Baht per month.

Mark Land Condominium located on Pattaya Beach Road, exactly location is Soi 6/1 Pattaya Beach Road. The central location is the main advantage of the condo, it close to the local transport and many eaters places, also big shopping center Big C is only 200 meters far.

Mark Land Condominium

The building is more than 20 years old and  combine hotel (Mark Land & SPA) and condominium itself, which takes only few levels.
It mean that all facilities is real hotel-like, large swimming pool, reception, 24 hour security on-site, coffee-shop, restaurant etc.

Swimming Pool

On the time of writing this article, the building was under renovation. The reception area, elevators, corridors as well as some rooms on the 7 floor.
There are three types of room: standard studio (41-46 sqm), one bedroom mini-suite with bathroom and walk-in closet (70 sqm) and two bedroom/two bathroom suite type (157 sqm).
The prices for studio start from 3,6 mln Thai baht, one bedroom apartment cost 6,2 mln Thai Baht and two bedroom suite is available for 17,2 mln Thai Baht. Some condos are available to be registered for foreigner name.

Sea view

Some room have unbelievable sea view, some not. The poorer view is from two bedroom suite because of it location in the end of corridor opposite the sea.
Hotel is very popular with tourists, especially with jet-tourists and condo is popular with rentals. For that reason the management provide for the new buyers special rental guaranty for 3 years with 7-9% annual return.

Diamonds Suites Pattaya is a new development in South Pattaya (someone could call this place Phratamnak Hill or Jomtien) on Soi 15 Thappraya Rd.  This is a huge project on an area of 9 Rai (Rai 1 is 1600 square meters), with seven buildings around the recreation area with tropical garden, swimming pools with cascade, reflection pool and sun deck.

Near the main entrance will be located lobby and restaurant with cafe.  Parking will be located at the rear of the owners of residential buildings, and there is no underground parking. The two buildings facing to the road (A and C) will have shops on the ground floor, and condominium office will be located (in fact, already)  in building A. The first two buildings (A and B) are close to completion. Transferring of ownerships will take place in October and December 2009.  Construction took 1.5 years for each building, as promised at the beginning – good thing for developers.

Developer is Kiyana Co., Ltd – has built few projects in Pattaya (serviced apartment on South Pattaya Rd  and entertaining institution on Walking Street).  Due to experience in hotel business the developer planning to organise hotel management in Diamond Suited Pattaya Condominium –I think this is a very good idea. The distance to the nearest beach about 1000 meters (Phratamnak cozy beach on a hill), but the location of a condominium is very convenient for public transport, you can get to Jomtien beach in 10 minutes. Take the bus-baht (local transportation) for the other direction and you reach the central Pattaya for the same time.

Units range.

There are only two kinds of units in Avenue Residence: studio 34,45 sqm and one bedroom apartment 45,5-46,61.

The prices now is different from the prices on pre-sale, when it was a very good deal. First of all foreigner quota already finished in buildings B and C, and secondly – the prices increase for about 10-15% from the begining.

Studio unit can be purchased for 1,7 – 1,8  mln Thai baht (company or thai name) and 1,9 – 2,3  mln Thai baht (foreigner name), one bedroom apartment cost 2,2 – 2,4 mln Thai baht (company or thai name) and 2,6 – 3 mln Thai baht (foreigner name). The prices depends on floor and views.

The prices include build-in euro-kitchen (without kitchen equipments), fitted luxury bathroom and aircons in every room.

Purchase conditions:

* booking fee – 100,000 baht (non-refundable),
* contract – 30%  in 14 days after booking,
* monthly installments – 50% in course of construction,
* balance – 20% on transfer date
more details.

Maintenance fee is 360 Thai baht per sqm per year (one year upfront)

Sinking fund is 400 Thai baht per sqm (one time payment)

Avenue Residence is low-rise project, developed by Nova Group with super-central location – on Soi 15 Second Pattaya Rd., just behind new Avenue Shopping Mall.

The condominium consist of three residential buildings surrounding the swimming pool with sun deck.  On the ground floor building A will be set up different facilities, like barber-shop and massage salon, coffe-shop, gym etc.

Underground parking is available in buildings B and C.  The condominium will have 24 hours security with CCTV and key-cards.

The estimated date of completion is the end of 2009, and looks like that developer can accomplish their promises. The construction is doing rapidly, all three buildings are reach the roof and sale-office already moved to ground floor of building C.

The developer is well known Nova Group, who started developing residential projects in Pattaya in 1994 and already have few completed condominiums and some project under planning.

Piamsuk Condominium is low-rise project with only 65 units. The construction was finished in 2008, – so the whole project is still new and nice. Whole project consist of three buildings, but only one is available for sale as condominium, other two are serviced apartments and hotel.

It is very convenient location- on Soi Buakhow (between second and third road). The location will be ideal for somebody, who wants to be in the center: there are dozens of eaters places and serious restaurants, cafes, bars, go-go bars etc.  Soi Buakhow  is a popular road with public transportation. In the end of this soi (entrance to South Pattaya Rd.) every Thusdays and Fridays organizing Buakhow market with huge variety of thing for sale, as well as testy food and fresh vegetables and fruits.

Communal facilities are: swimming pool, lobby with reception, 24 hours security CCTV and high speed Internet.

Units range:

There are only 65 units, studio 40-45 sqm (prices from 1,95 mln Thai baht),  one bedroom unit (two bathroom) with area 80 sqm  (prices from 3,6 mln Thai baht)  and two bedroom apartments (3 bathrooms) 120-125 sqm with prices from 5,5, mln Thai baht.

Payment condition:

• booking fee – 50,000 Thai baht
• signing contract – 10%
• down payment – 20%
• transfering date – 70%

Financing is available from developer for 50% of purchaising price.

Transfer fee will be share 50/50 between seller and buyer.

Maintenance fee is 30 Thai baht per sqm per month (payable one year at advance).

Sinking fund is 400 Thai baht per sqm (one time payment).

View Talay Pattaya Beach Condominium (project 6) or View Talay 6 Condominium (common name) is a high-rise residential building  located on Pattaya Beach Rd. Was build in 2007.

The design of the project is absolutely the same as another View Talays, maybe with one exception – View Talay 6 have underground parking.

The location is very convenient for somebody who like to be in the center of it all – main road with public transportation is 30 meter far from condominium, as well as central Pattaya beach.  Hundreds of eaters places and variety of entertainment facilities are also near by.

Huge shopping mall “Central Festival” is also close to the building .  From the one hand presence of new plaza is advantage for  co-owners: top-class restaurants with international cuisines and dozens of shops are 5 min far from apartment. From another side: the north part of the building is very close to the plaza and so well to the noisy construction of Hilton Hotel above the plaza. Taking into consideration that the first six floors set aside for the shopping center parking lot, owners on same level  are having now  “parking view”, dust and smoke (distance between two buildings not more than 7 meters).

I know one owner, who bought unit on 4th floor View Talay 6 (north side)  1,5 years ago for the price about 90,000 USD. Now he trying to sell it – the rare offer is  10,000 USD – terrible fact.

The South side of the building is lovely – nice view all around Pattaya till the Phratamnak hill.

Units range:  all units goes from developer as studios (without internal walls) and empty shell with area from 48 to 105 sqm.  Owners, who bought two or more units together, are able to combine it into one large apartment.

Prices for sale start from 2,7 mln Thai baht for 48 sqm studio (if you do not take into account units with “parking view”).   Price for rent a studio is about 20,000 Thai baht per month.

Whole building can be divide to North Side (views to Wongamat beach) and South Side (views to Pattaya beach). For both sides prices are different. Prices per sqm start from 137,500 Thai baht (units on the 1st floor) to 230,000 Thai baht (on highest 16 floor).

The cheapest unit can be purchased at a present time (june 2009) cost 12,6 mln Thai baht for 92 sqm one bedroom apartment on 2nd floor. The most expensive condo cost 130 mln Thai baht for duplex penthouse, with total area 565 sqm.

Main features of units finishing are:

• high ceiling in all living areas – approx. 3 meter heigh
• solid maka wood flooring in living/living areas and bedrooms
• premium quality imported ceramic tiles for walls and floors in bathrooms and for flooring entrance foyer
• premium quality sanitary fixtures and fittings by Mogen (or equivalent)
• fully furnished kitchen by SCHIFFINI with 4 burners electric stove, exhaust hood and sink are included. Kitchen appliances: electric oven, dishwasher and refrigerator available on request.
• ceramic tile flooring on balcony
• clear glass balcony railing

Payment terms:

• Deposit/ reservation fee – 150,000 Thai baht
• Signing contract – 10% of total selling price (minus deposit)
• monthly installments – 24% of total selling price
• balance – on transfer date

The sales was good in 2008 – all small units were sold out quickly. Quota for foreigners still available.

Northshore  Pattaya was launched in 2008, and pointed the luxury needs in Pattaya real estate market.  Developer  Raimon Land PLC reached a great success with this project, and  was inspired for future.

The project is located on Soi 5 Pattaya Beach Rd., 50 meters from central pattaya beach. The beach itself is not be right for swimming, but the location is very convenient – transportation, minimarts, hospitals and shopping malls  (like new huge Central Festival with super market, numbers of restaurants and pleasant selection of shops) are close.

It is a high rise building with 193 luxury apartments: one-, two- and three bedroom units with size from 64 to 268 sqm. Every apartment have sea view, the best of course from high floor.

Communal facilities are swimming pool, gym, billiard room, lobby with reception and 24 hour on-site security, high speed elevators and key-card system.

The building was built over old foundation, before Northshore condominium on that site was other construction.

This condominium was build on top quality materials, so it should look like new 10 and more years later, well..will see.

Prices for sale  one bedroom apartment are around 7,5 mln Thai Baht,  for rent – about 35,000 baht per month (only long term).