If you are interested in being informed of the latest in new real estate projects in Pattaya, you will want to read this. Find new project announcements and updates, and look carefully for great resale values.
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Foreign tourist arrivals were up over 20% in 2015 from the previous year

When you talk to year-round residents in Pattaya, especially business owners, you will here many claim that tourism remains low. According to the final calendar year 2015 numbers released by the Ministry of Tourism & Sports, tourist arrivals in 2015 increased by 20.4% to 29.88 million.

So why do business owners suggest a different story? If one looks at the mix of tourists, there was a significant shift from previous years. Visitors from East Asia comprised 66.5% of the total, an increase of 36%. This increase was fueled by large increases of Chinese and ASEAN visitors. China accounted for 7.93 million, passing ASEAN member countries at 7.88 million.

Business owners who historically catered to tourists from Europe, especially Russia have certainly felt the pinch. 2015 saw a decrease of 8.6% fueled by 45% decline in Russian tourist arrivals. We also saw an increase in tourist arrivals from English speaking countries including UK (+3.2%), US (+13.6%) and Canada (+7.7%). This is in part because of stronger currencies.

Click here to see the detailed statistics.
So this is a publication about property in Pattaya and what's the impact of these numbers on property trends? There are many theories but no hard data which show linkage to property buying resulting from fluctuations in tourism. Some factors this author considers are as follows:
  • It's hard to ignore the numbers of Chinese tourists. Almost 8 million visitors in 2015, 3.3 million more than 2014 (+71%)
  • Russian tourists are down 45% from last year, and we all know property buying has followed suit
  • ASEAN member countries are traveling here more, up by 1.2 million (19%). Malaysians made up almost half the 7.88 million visitors from ASEAN.
  • The number of Indian visitors continue to increase. We're not seeing active property buying, as the property market in India is strong according to several Indian investors we've talked with.
  • Developers are offering rental guarantees, influenced in large part by Chinese investors who prefer such programs.
  • We've seen signs that US and some European investors have renewed interest in buying here. Will that trend continue?
  • Will global companies continue to invest in entertainment here?
2015 Tourist Arrivals by Region
Tourist Arrivals by Region - 2015 v. 2014
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Luxury condo with 4-star hotel on premises
Consider this scenario. You're stuck in traffic heading back to your condo. Your 30 minutes away, yet your friends are scheduled to arrive shortly. No worries, let them relax in the hotel lounge with a coffee or their favorite cocktail. No waiting in some stuffy little condo lobby. And how convenient is it that your visitors can book rooms in the same complex as your residence? You will love the convenience of onsite hotel services while enjoying secure access to your private home.

Soi Buakhao is Pattaya's new hip residential area
If you want the convenience of living in the city center and don't think it's worth paying a huge premium for sea views that you don't have time to soak in, join the hundreds of Pattaya residents who call Soi Buakhao or Pattaya 2nd Road their home. Just 2 minutes walk to Soi Buakhao, and about 5 minutes to Avenue Mall and its cut through to 2nd Road, convenience is king.

Walk to Soi Buakhao for its local restaurants, pubs and bars. Walk to Avenue Mall for Starbucks, Villa Market and other conveniences. If you want to party all night, LK Metro is less than 10 minutes walk, while Walking Street is also easily accessible. 

Quality and selection are hallmarks of the project
Tulip Group committed from the beginning to provide top quality fixtures and fittings for the fitted kitchens & baths. Kitchens include the usual hob, hood and sink but also include refrigerator and built-in microwave. And there are over 15 unit configurations for residents to choose from, offering buyers ample selection.

3-year, 7% rental guaranty on remaining units
Buy now and you not only get 7% rental guaranty for 3 years, but you also get 4-star hotel furniture package,free common area maintenance for the first year, and 7 hotel nights free each year for 3 years.

Big Mango Properties is a preferred agent.

 Tulip Group

Rating:  Luxury
Priced from:  2.4 million THB
Other developer projects: Amari Residences, Golden Tulip, Royal Tulip
Location:  Soi Buakhao, Central Pattaya


Scale: low rise condo
Land size: 4.25 rai

# of condo buildings: 3
# of condo units: 380
EIA Status: approved
Scheduled Start: Q3 2013
Scheduled End:   Q1 2016
Amenities: pool, Jacuzzi, sky garden, 4 lifts, fitness center, 100-key hotel, wifi, cafe, bar, restaurant, concierge, covered parking, modern security
Sinking fund:   500 / sqm
Maintenance:  40 / sqm


Studio:           33.0 to 41.1 sqm
1 bed room:  44.0 to 48.0 sqm
2 bed room:  65.0 to 73.6 sqm

We have the best selection of resale contracts on the market. Check out these exceptional values. Investors, please list your resales with us.
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The new year is upon us, and high season is here. This time of year you need to look high and low to find good value properties. I do that work for you with this list, so take a look and schedule a viewing. Each of these properties are available as we publish this. Which ones will have been sold by the time we  publish next month?
Call +6689-685-2198 to schedule a viewing
Ekmongkol 1 3 bed, 75 tw, 180 sqm, 4.5 M 
Modestly priced home in East Pattaya
Why I like it: Conveniently located on Soi Khaotalo just cross Sukhumvit Road and you're at Jomtien Beach in 10 minutes. This 3 bed room home features 3 spacious bed rooms and a large 300 square meter plot of land. The estate is a secure, gated community with a nice mix of expat and Thai residents. Sold unfurnished, you can decorate to your own style.
Nova Mirage 210 sqm, 3 bed, 9.85 Million
Duplex penthouse 200 meters to Wongamat Beach
Why I like it: This 2-level, 3 bedroom penthouse  is priced to sell fast at just under 47,000 THB per sqm and is sold fully furnished and fitted. With prices in Wongamat well over 120,000 THB per sqm, this is a spacious condo with nice views at an affordable price. This 210 sqm unit is less than the price of a 68 sqm 1 bed room unit at The Palm just across the street.
House Bang Saray 4 BR, 265 sqm, 12 Million
4 bed room home on 3/4 rai of land
Why I like it: If you want a private home on a large plot of land, this 4 bed room house on three-quarter Rai in this up and coming neighborhood should be on your radar. Located in Bang Saray only a short drive to Utapao Airport and Phoenix Golf Course, buy now and lock in on capital appreciation in the coming years. Good capital appreciation expected on this.
Northshore 2 bed, 71 sqm, 10.5 Million
Investment opportunity - for sale with tenant
Why I like it: Well positioned unit in a desirable building which appreciates in value and has great rental history. Price just reduced by 500,000 THB. Tenant will likely stay for 3 more years or longer, and pays 6 months rent at a go, in advance. 5.14% gross yield is nothing to scoff at, especially with current market volatility and interest rates paid by banks.
Kittima Garden 2BR, 90 sqm, 2.5 M
Finance available up to 3 years, 1.1 million down
Why I like it: Do you like to golf? Maybe you enjoy a day at the beach? This townhouse in Huay Yai is close to Phoenix Golf and is also only a short drive to the sandy beaches of Jomtien and Na Jomtien. The price of this property includes fitted kitchen and baths, air conditioning units and furniture. You can also buy as a shell for 2.1 million. Attractive 3-year financing also available.
Del Mare 39 sqm, 1BR, 3.95 M
Russian buyer selling resale contract at a loss
Why I like it:  This resale contract is ideally positioned on a higher floor at Del Mare Condo on Bang Saray Beach. The unit is one back from the front corner, and offers expansive views to the north. The Apus Group, developers of Apus and Cetus Condo, are behind this fine seaside condo. Construction is moving ahead , and at this price and position the time to buy is now.
Pobchoke Garden Hill 150 sqm, 2 BR, 1.95 M
Affordable homes in Bang Saray
Why I like it: this estate of affordable homes is located in Bang Saray with easy access to Sukhumvit Highway. You're also just a short drive to Sattahip and Rayong province. Whether you want to buy a home that is ready to move in now, or if you prefer you can choose your plot and build brand new. This price is for 2 bed rooms on 50 talang wah of land, unfurnished home.
Amari Residence 67 sqm 2 BR, 6,158,000
High floor, lowest price per square meter
Why I like it: This special price of just under 92,000 THB per sqm won't last, as a few units remain. Amari Residences will complete within a few short months, and now is a good time to take a close look at this luxury condo. In addition to this mountain view unit, we als ohave resale corner units offering unblocked, stunning ocean views of Pattaya Bay.
View Talay 6 Studio, 108 sqm, 12.5 M
The ultimate bachelor pad on Pattaya Beach Road
Why I like it: If you're single or a young couple and want to be in the middle of the action, look at this. Starting with the location, View Talay 6 is in the heart of Pattaya Beach. The unit is a corner unit positioned on the northeast corner of the building with expansive views of the shoreline to the north, and spectacular city views. The bright lights at night are especially inviting.
Unixx  Studio, 27 sqm , 1.99 M
Brand new, ready to move in now
Why I like it: this 27 sqm studio at Unixx Condo is fully furnished and ready to move in now. This unit offers pool and garden views and is nicely positioned. Facilities include pool and garden, equipped fitness room and high-speed lifts. The quality of Unixx is what one has come to expect from Raimon Land, one of the top developers here. Sea view unit also available at 2.2 million.
Property owners, we are in need of quality rentals in all Pattaya neighborhoods. We have strong demand for condos and houses, so please contact us if you want to list with us.

If you have recently relocated to the Pattaya area or are planning to do so, we still have many good choices for you.  The list assembled below is just a small selection of condos and homes we have available for rent in and around Pattaya.
Pristine condition, rarely used and never rented
This unit is in like new condition, as the original owner rarely used the condo. The new owners have purchased for investment and are offering it for rent for the first time. The unit is light and bright with modern furniture throughout. This is arguably the nicest unit of its kind given the high floor positioning and pristine condition of the unit. 

This 68 square meter 1 bed room unit is positioned on a high floor above the 35th level in Tower B. This is an important distinction, because you're well above the roof line of the Pullman Hotel next door so the stunning sea views will never be compromised.

The unit features open plan living and dining area. The fully equipped kitchen includes built-in refrigerator and freezer, convection over, cooking hob and hood. There is even a washing machine in the kitchen. Throughout the unit you will find ample storage space, which is often missing in modern condos like this.

Perhaps the most appealing feature of Northpoint Condo is its position with direct beach frontage on Wongamat Beach. With 5-star facilities including multiple swimming pools, water slides, fitness with changing rooms, tennis court and many more.

More Featured Rentals...Ready to move in now!
Ananya Wongamat
78 sqm , 1 BR, 45,000 /month
Luxury, pool view condo
117 sqm, 2 bed, 75,000 / month
"04" front corner, northwest views
Wongamat Residence
143 sqm 2 bed, 49,500 per month
New rudeced price - rent now!
Metro Jomtien
164 sqm 2 bed, 50,000 per month
Amazing ocean views steps to beach
Unixx South Pattaya
27 sqm Studio, 13,900 / month
Brand new, never lived in
Rachawadee Villas
260 sqm 3 bed, 30,000 per month
Spacious house at a nice price
Sirisa 5
175 sqm ,4 bed, 20,000 / month
YES, 4 bed rooms - spread out
Chock Chai Garden 3
160 sqm, 3 bed, 25,000 / month
Walk to all conveniences
Nova Mirage
44 sqm Studio, 15,000 per month
Top condition, excellent value
Serenity Wongamat
33 sqm 1 bed ,20,000 per month
Be the first to live here
PROPERTY OWNERS... we need quality rentals!
If you have a quality condo or house that you have been trying to rent, or even if you have been trying to sell without success, maybe now is the time to rent your property and generate some investment returns.
Click here to send your listings
Unixx Condo South Pattaya is ready to move in now

Raimon Land have done it again. If it is possible to "quietly" construct a 46-story high rise with over 1,200 units, they've done just that. Unixx Condo is located at the base of Pratumnak Hill and has just been completed and is ready to move in. This condo is Raimon Land's first project at mid-market pricing, yet it possesses quality amenities and services.
Project Delays & Suspensions
When one drives around any Pattaya-area neighborhood, it is hard to miss the site of cranes and construction sites. A close look at a growing number of these sites reveals little or no activity going on.

Some developers are most transparent in communicating project status, while others are less forthcoming. The photo above is from a project scheduled to be completed August, 2015. 6 months late and little activity on site in recent months and one wonders what the status is.

Finishing touches at The Base

The Base Central Pattaya will be ready to move in within the next month or so. The garden area is now planted and the road leading to the car park is paved. With a scheduled completion date of mid-April, the project looks like it may be ready for transfer a few weeks ahead of schedule. Congratulations Sansiri for yet another on-schedule project completion.
Some Popular Off Plan Projects as of 1 February 2016
The list below represents some of the most popular Pattaya projects that have just completed or are nearing completion as of 1 February 2016. This is not a full list, so contact us if you don't see an off plan project of interest to you.
Developer Nova Group & Tulip Group
Soi 1 Pratumnak Rd., Pratumnak Hill
High rise, 278 units, 1 building, 35 floors
Completion: Q2 2016

Centara Avenue Residences
Developer: Tulip Group
2nd Rd-Soi Buakhao, Pattaya Beach
Low rise, 380 units, 3 buildings, 8 floors
Completion: Q1 2016

Centric Sea Condo
Pattaya 2nd Road, Pattaya Beach
High rise,999 units, 2 buildings, 44 floors
Completion: Q4 2015, move in now
Cetus Beachfront Condo
Developer: APUS Development Group
Jomtien Beach Road, Jomtien Beach
High rise, 298 units, 2 buildings 49 floors
Completion: Dec 2015, move in now

The Base Pattaya
Developer: Sansiri PCL
Pattaya 2nd Road, Pattaya Beach
High rise,1112 units,2 buildings,31 floors
Completion: Q2 2016

The Palm Wongamat
Developer: Nova Group
Naklua Soi 16, Wongamat Beachfront
High rise,544 units, 2 buildings, 45 floors
Completion: Q2 2016

Unixx South Pattaya
Developer: Raimon Land Co., Ltd.
Thappraya & Pattaya 2nd Roads
High rise,1259 units, 1 building, 46 floors
Completion: Q1 2016

There are other quality off plan projects on the market, but these listed above are those for which we have seen the most sales activity in recent months.

Big Mango Properties is a preferred agent for the best off plan projects on the market, and we have the best selection of resale contracts. Call +6689-685-2198 
to discuss your property needs with us.
Property Developers - please keep us informed

We are committed to providing our clients and readers with the most current and accurate information about new developments in Pattaya. Please provide us with information regarding your projects as follows:

-  New project launches
-  Construction updates and related photos
-  Project updates, including EIA approval status, construction starts, delays, etc.
-  Special promotions available to Big Mango Properties' clients

Please send relevant information to
If you missed out on buying off plan early and can't find the positioning or price that you want, check out the values below. We are specialists at marketing and selling resale contracts in new project launches. if you are a property investor looking to bey or sell a new project launch, check with us first for the best value units.
Write to, or call +6689-685-2198.
Top Choice- Centara Avenue
34 sq.m. studio, original contract price + discount
We have two resale contracts from the same seller available for 2.4 and 2.59 million THB. Both are in Thai name, and are sold at original contract price. Pay the remaining owed by 15 February and get 5% discount.
Every month when preparing to write this I have the pleasure of getting out to walk or cruise around on my bike and check out what's going on with project sites. It's a little sobering to see some sites with no or limited activity going on, especially for projects which should be completed. This space is not to indict any specific projects or developers. But in my travels just this weekend, I passed 6 projects which are significantly stalled or halted entirely. 

I do however encourage anyone looking to buy off plan in Pattaya or in Thailand to take due diligence seriously. This article written by me several years ago is still a good guideline. But don't stop there; hire an experienced agent who will help you evaluate several different projects without bias for a specific one. I am always happy to assist you with your search, but if not me do yourself a favor and seek help.

This month I recommend with confidence Centara Avenue Residence & Suites. Top location, solid quality, all the amenities with the added benefit that you can move in soon or complete your unit and put it on the market for rent. Contact me for the latest developer options and a selection of resale contracts also available. Note that we can get you a 3-year, 7% rental guaranty on remaining units.

Michael Barricelli
 Managing Director

77/91 Boonsampan Rd (Khaonoi)
Nong Prue, Banglamung
Chonburi, Thailand 20150
Mobile:            +66-89-685-2198
Office:              +66-38-377-040
Line & Skype:  bigmangomike

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