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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Investment property demand is up...
In the past, May to September had been considered by most to be "low season" in Pattaya. True enough it seems to be slower in the tourist areas, but the level of interest to view properties is strong.

Many of our inquiries are from investors looking for rental properties that will yield better returns than they can get from other investments. Much of this demand is coming from our Thai clients from Bangkok, as well as expat residents.

Given the renewed interest, this month's "Michael's Top 10" picks are for investment properties. The list contains only tenanted properties with 7% or higher gross yield, as well as a couple of commercial property values.
Veranda Residence Pattaya is a new condo and hotel project being developed in the growing Na Jomtien area. Over the past several years, development has accelerated south of Pattaya, and this beach front project is the latest launch.
Take a few moments to read about this new project, as there are some unique benefits compared with other projects. And click on the links for pricing, floor and unit plans. I think you'll like what you see.
Experienced Hotel Developer
The Veranda Group have developed the So Sofitel in Bangkok, Veranda Chiang Mai High Resort and the Vernda Resort & Spa Hua Hin-Cha-Am. These projects have won several awards over the years.
Veranda Residence Pattaya is the newest project launch along the seashore south of Pattaya, which is growing in popularity. The exclusive residence enjoys a 76 meter private stretch of Na Jomtien beach.

These luxury condos are set on 3.5 rai of beach front land. This area has many 5-star condos and hotels. Popular tourist attractions such as Nong Nuch Tropical Gardens are nearby. The new Cartoon Network Amazone Water Park will also open soon.

Beachfront location, sea views from every unit

We have already mentioned the prime beach front location with 56 meters of frontage. Additionally each of the 316 condo units will all enjoy uninterrupted sea views which can never be blocked in the future. Units are also sold fully furnished, with interior design by one of Thailand's leading firms, August Design.

5-star "hip boutique" resort
The Veranda Group is known for developing, hip boutique resorts across Thailand, and they have won several prestigious awards for their projects. Hotel facilities include rooftop bar, all day dining, spa suites, beachfront pool, kids club, room service and more.

Veranda lifetime exclusive member!
When you buy at Veranda Residence, you will receive a lifetime exclusive membership card to all of Veranda properties in Thailand..This membership will entitle you to the following benefits:
  • 10% hotel rate discount (on top of best rate)
  • 20% food discount at restaurants
  • 20% discount on all spa treatments
These discounts are for all Veranda resorts in Hua Hin-Cha Am, Bangkok, Chiang Mai and of course Pattaya.

 The Veranda Group
Rating:  Luxury
Priced from:  105,000/sqm
Other developer projects: So Sofitel Bangkok, Veranda Chiang Mai-High Resort, Veranda Resort & Spa Hua Hin-Cha Am
Location:  Na Jomtien Beach

Scale: high rise
Land size: 3.5 rai (1.4 acres)
# of buildings: 2
# of floors: 36, 8
# of units: 316
Scheduled Start: Q3 2014
Scheduled End:   Q3 2016
Amenities: 5 star hotel , private beach (56 meters), 2 pools, fitness, cafe, bar, restaurant, spa, massage, play ground, full hotel services, modern security system, covered parking
Sinking fund: 500 THB / sqm
Maintenance:  50 THB / sqm

117  1 bed - 32 to 39 sq.m.
137 2 beds - 55 to 57 sq.m.
62 3 beds - 62 to 202 sq.m.
4 pool villas, 3 bed, 260 sq.m.
Click here for Veranda Residence Price List
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Our "Top 10" investment properties

As mentioned in the introduction, this month's "Top 10" is targeted at property investors, specifically those investors who want to generate a strong ROI with limited risk. Here I have selected only properties with 7% ROI or higher, with the exception of 1 commercial property I have chosen because it is under performing due to owner inexperience.
Soi Buakhao Music Bar 4-storey ONLY 1.5 M
Lowest rent anywhere on Soi Buakhao
Why I like it: this area is in the heart of Pattaya's entertainment zone. The area is popular with not only tourists, but expat residents, which means you will have good year round trade. The bar is in need of a facelift, and maybe a change of concept. But at this acquisition cost, and for only 30,000 baht per month, it is one of the best values on the market at the moment.
Phoenix Golf 535 sqm, 200 tw, 5 BR, 25 Million 
Perfect for holiday rentals - low competition
Why I like it: this is one of 2 adjoining luxury homes inside of Phoenix golf course. Check out sites like Airbnb and see what rental prices are for luxury holiday homes. On top of that you will see there are few golf course homes available for holiday makers. Buy this and use it yourself a few weeks a year, and rent it out while you are away. Buy both homes for 47 million.
Sukhumvit Pub  3-storey + roof, Only 3.9 million
Owner has moved overseas, motivated to sell
Why I like it: For many years this was a popular expat pub named "Shaky Pete's" and then "Jimbo's" on Soi Batman . Large open area downstairs could be a restaurant or a pub. 2nd floor has a kitchen and ample open space for a dining room and a guest room. 3rd floor was used as an owner's suite and could be easily adapted. Usable rooftop could be a garden lounge.
Baan Suay 2 BR, 85 sqm, 51 tw 4.2 Million
New 1 year tenant, 8.6% gross yield
Why I like it: the owner of this home has built several houses in this village and he is known for his quality. The new tenant just moved in several weeks ago, and they have a long term lease paying 30,000 baht per month. That is a good rental value in a desirable housing estate. The home is fully furnished, and comes with private pool and garden.
Prime Suites 156 sqm, 9.5 M
Lease renewed until Aug, 2015 at 60,000 (7.6%)
Why I like it: a popular rental property for corporate executives who work in the area and want to be close to the city & conveniences while also close to Sukhumvit Road.  The building is located just off of Pattaya Klang, and you can literally walk to Food Mart.  There are also other conveniences in the area. With 2 beds and almost 1,700 sq.ft. living space you can stretch out.
Whenever you see a photo that looks interesting, click on the photo to get more information for that property. Information provided here is designed to be brief. You will get more details and many more photos from clicking on the photos throughout, which link to website.
Avenue Residence 34 sqm studio, 2.3 M
10.4% gross yield based on this price
Why I like it: this condo is in a very desirbale location in the heart of Pattaya Beach. You can walk to dining, shopping and popular entertainment areas, including soi Buakhao and Walking Street. This unit was one of the first purchased, off plan which is why it can be sold at this low price. We Also have a 45 sqm unit in the same building at 3 million, 9.2% gross yield.
Boutique Hotel Pratumnak, 28 rooms, 39 million
Just reduced by 5 million THB
Why I like it: This hotel is already in operation and is in need of only minor repairs & replacements. Located halfway between Pattaya and Jomtien, the location is ideal for tourists. The price includes land, hotel, operating company (including licenses) as well as all furnishings and equipment. Has been break even for last year with new owner; experienced operator will profit nicely!
Amaya Hill 170 sm 3 bed 12.5 M ($385K USD)
8% rental guarantee for 3 years
Why I like it: a quality home from an award winning developer in an increasingly popular neighborhood. The rental guaranty is not a gimmick, because these homes will easily rent for at least 85,000 THB per month, likely more. The home is just minutes from popular international schools, Highway 36 and the motorway to Bangkok and area industrial estates.
Whispering Palms 210 sqm 4 bed, 11.9 M 
Tenant extended to 3rd year, 8.6% rental yield
Why I like it: An oil executive has been living in this house for 2 years and has just extended the lease through August 2015. The home has a private swimming pool and is fitted and furnished to the highest standards. The Mabprachan area continues to be developed, with plans for a large mixed use project to include a shopping mall and many other services for area residents.
Nagawari 165 sqm, 3 beds, 8.9 M ($275K USD)
Used for holiday rentals - 12% return, buy all 3!
Why I like it: the owner of this house has 3 homes in this village which he has offered for holiday rentals the past 2 years. He has decided to sell and travel more.  This secure village is located a short walk or bike ride to the Na Jomtien beach front, yet close to the highway. And the homes are impeccably maintained. For these reasons, these homes are hugely popular with tourists.
I hope you like our new format...
This month I offer a different format for this section. I highlight 1 "featured rental"
that really stands out from the rest. The other listings are thumbnail photos with summary information. You can click on the photo to get more details and to see more photos. This change was based on feedback from numerous readers, so I hope you like the change. 
Who says you can't live in a private home on a quiet street in the heart of Pattaya?

When you step through the gate, you will immediately feel relaxed and at peace. The location is at the bottom of Thappraya Rd., just around the corner from the Bali Hai flyover. From this location you can walk to public transport to Jomtien or Pattaya. Walking Street is only about a 10 minute walk, and it is always easy to get a motorbike taxi.

This spacious 2 bed room home has just been fully renovated, including new furniture and electronics throughout. Private pool and garden, ample storage, and fully equipped kitchen. There is a large terrace around the pool, and you will love the spacious lounge with cathedral ceilings. The leather sofa was hand-crafted to fit the space. Each bed room has top of the line mattress, air conditioner, ceiling fan with remote, flat screen TV and built-in wardrobe. Tiles are newly grouted, cleaned and shined, and look brand new.
This home is ideal for entertaining guests.
Invite me to your first pool party/BBQ!
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More Featured Rentals...Ready to move in now!
PROPERTY OWNERS... we need quality rentals!
Click here to send your listings
Book your holiday rental before it's too late


We manage several units at South Beach Condo and Platinum Suites (TW Jomtien Beach). We're accepting bookings now for high season. Advance bookings accepted now for 3 months or longer (half month deposit required). 

We have studio, 1 bed room and 2 bed room units in both of these buildings. Shorter stays can be booked closer to arrival depending upon availability. Send inquiries to

Note to real estate agents:
We pay full commission on these buildings
Each month I will use this space to discuss project launches and to provide status and other updates regarding some of Pattaya's new projects. 

Acqua Condo is several months ahead of schedule!

I was just at Acqua Condo in Jomtien the other day. They are 3 months ahead of schedule and will transfer in December 2014. Only 11 developer units left, a good success indicator. Check our resale units.

New project launch: 
The Urban Attitude

This Urban Group has just launched a new project in Central Pattaya called The Urban Attitude. The developer has many successful projects, including The Urban, The Gallery, Sixty Six Condo and Aeras

It will be a low-rise building with 120 units, prices starting at 65,000 per sqm. Check with me for details, floor plans & pricing.

Waterfront Suites 
is soaring skyward...

When is the last time you have been to Bali Hai pier? You will be impressed with the progress at Waterfront SuitesThe project is over 90% sold, remaining units in Thai name only. We have a wide selection of resale contracts so call us.

Movenpick White Sand Beach
Rental Guarantee
Movenpick White Sand Beach is topped off and nearing completion. They too will start tranferring in December. This is a condo and hotel complex directly on the beach in Na Jomtien. Select units are eligible for a 3-year rental guarantee, and you enjoy 30 days use per year. There is still a good selection available so contact me for a quotation.

Dusit Grand Park (Jomtien)
Obtains EIA Approval
The Dusit Groups have announced that their EIA approval for Dusit Grand Park in Jomtien. Project completion is planned for Q4 2015. Congratulations!

New project teaser...
I toured several hundred rai of beautiful land 15 minutes south of Pattaya earlier this week. A true mega project is being planned; some pieces are defined and locked in, while more planning continues.

Developer partners for international schools, health care centers and other projects which align with the overall concept are welcome to participate.

Call +6689-685-2198 if you want to meet with us or if you would like further information.
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. Call +66(0)89-6185 or write to, as we have many more resales.
This Month's Top Choice:
Acqua Condo
Building B pool view studio in Foreign name, 34.5 sqm. Search all you want, you won't find a better price. 
Below list price only for Pattaya Property Focus readers - NOW only 2.3 million, so hurry!

Acqua Condominium: Jomtien Beach
Floor Size Beds Quota Price View Comments
B2 34.5 studio Foreign 2,467,000 pool 2.3 million for our readers!
A2 34.5 studio Foreign 2,490,000 city  
B8 51.0 1 bed Thai 4,400,000 unblocked sea protected views over housing estate
B1 57.0 2 bed Thai 3,347,000 garden 10 sqm extra garden space "free"

Amari Residences Pattaya: Pratumnak Hill
Floor Size Beds Quota Price View Comments
31 45.0 1 bed Foreign 5,000,000 unblocked sea  
21 84.0 2 bed Foreign 9,365,000 unblocked sea Highest floor for this configuration
32-3 318.0 3 bed Foreign 37,500,000 unblocked sea Penthouse, one of a kind

Nearing completion, move in before high season
Atlantis Condo Pattaya: Jomtien Beach
Floor Size Beds Quota Price View Comments
C3 34.5 1 bed Foreign 2,399,000 "island"  
C3 42.0 1 bed Foreign 2,949,000 pool  
D7 38.0 1 bed Foreign 3,049,000 "island"  

Floor Size Beds Quota Price View Comments
B2 33.9 studio Foreign 2,655,000 city  
B5 47.1 1 bed Foreign 3,950,000 pool "V-shaped", sold out within days
C3 59.0 1 bed Foreign 4,325,000 pool  

Centric Sea: Pattaya Beach
Floor Size Beds Quota Price View Comments
23 27.0 1 bed Foreign 2,450,000 unblocked sea  
26 34.0 1 bed Thai 3,990,000 unblocked sea  
24 67.0 2 bed Foreign 6,950,000 unblocked sea  

Cetus Beachfront Condo: Jomtien Beach
Floor Size Beds Quota Price View Comments
31 39.0 1 bed Foreign 4,400,000 unblocked sea change layout to 1 BR; 2 at this price
44 54.0 1 bed Thai 5,255,000 unblocked sea lowest price per sqm in building

Ready to move in now
Cosy Beach View: Pratumnak Hill
Floor Size Beds Quota Price View Comments
6 34.0 studio Foreign 2,400,000 pool Ready to move in
12 95.0 2 bed Foreign 9,000,000 unblocked sea We have many below developer price

Golden Tulip Hotel & Residence: Soi Buakhao
Floor Size Beds Quota Price View Comments
D2 47.0   Foreign 3,685,000 pool  
B5 47.0   Foreign 3,700,000 pool  

Grande Carribbean Resort: Jomtien (Discounts for Thai quota)
Floor Size Beds Quota Price View Comments
B5 34.5   Foreign 2,749,000 pool  
G10 34.5   Foreign 2,699,000 distant sea  

Laguna Beach Resort: Jomtien 
Floor Size Beds Quota Price View Comments
2 44.0   Foreign 2,650,000 pool 2 at this price
3 54.0 2 bed Foreign 3,800,000 pool  

Nam Talay: Na Jomtien 
Floor Size Beds Quota Price View Comments
6 26.0 studio Thai 1,150,000 pool 4 at this price; combine 2 into 1 BR
6 26.0 studio Thai 1,250,000 pool  
3 26.0 studio Thai 1,450,000 pool  

Ready to move in now
Peak Towers: Pratumnak Hill 
Floor Size Beds Quota Price View Comments
11 31.0 studio Foreign 2,500,000 unblocked sea lowest price; 2 units available
24 31.0 studio Foreign 2,835,000 unblocked sea studios sold out
20 44.5 1 bed Foreign 3,700,000 unblocked sea  
19 81.5 2 bed Foreign 7,999,000 unblocked sea  

The Base: Pattaya 2nd Road
Floor Size Beds Quota Price View Comments
5 29.5 1 bed Foreign 2,400,000 city  
18 34.0 1 bed Foreign 4,000,000 unblocked sea  
13 50.5 2 bed Foreign 4,600,000 distant sea  

The Palm: Wongamant Beach
Floor Size Beds Quota Price View Comments
15 33.0 studio Foreign 3,600,000 unblocked sea Best price; 5 units 3.6 to 3.75 M - hurry!
41 46.0 1 bed Foreign 8,280,000 unblocked sea  
41 82.0 2 bed Foreign 14,760,000 unblocked sea  

Nearly sold out - we have best resale contract selection
Waterfront Suites & Residences: Bali Hai Pier (Walking Street)
Floor Size Beds Quota Price View Comments
5 44.0 studio Foreign 6,300,000 unblocked sea
  • We have the best selection of resale contracts at Waterfront Suites.
  • Lowest prices on the market
  • Buy now before it's too late to get into this most popular project.
10 44.0 studio Foreign 6,500,000 unblocked sea
13 44.0 studio Foreign 6,600,000 unblocked sea
15 44.0 studio Foreign 6,700,000 unblocked sea
16 44.0 studio Foreign 6,800,000 unblocked sea
17 44.0 studio Foreign 6,900,000 unblocked sea
18 44.0 studio Foreign 7,000,000 unblocked sea
19 44.0 studio Foreign 7,100,000 unblocked sea
21 44.0 studio Foreign 7,200,000 unblocked sea
27 104.0 2 bed Foreign 18,950,000 unblocked sea

I hope you enjoyed reading this Invest in Pattaya Property feature as much as I enjoyed writing it. Whether you have 2 million baht or $2 million USD to invest, I am happy to help you.

Last week-end I helped a young couple from Bangkok analyze the investment on 2 small properties totaling 5 million THB. They found the exercise helpful and have the confidence to move ahead and invest.

I invest a fair amount of time and effort in researching and updating information for this publication. You will benefit from this level of effort and professionalism if you choose to work with me in your property search. Give me a call or stop in for  visit.
Michael Barricelli Managing Director

Mobile:            +66-89-685-2198
Office:              +66-38-377-040
Line & Skype:  bigmangomike
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