Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale

Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale 2

Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale 3

Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale 4

Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale 5

Available Now

Condo for Sale in Pratumnak Hill, Pattaya - 2 bed

Pratumnak Hill · Pratumnak Hill, Pattaya · Condo · Pattaya

ID 15989-TPGS1202

Listed 1 day agoUpdated 12 Nov 2026

About 93% above the area median· median ฿7,250,000 from 15 comparable homes

Property details

Bedrooms

2

Bathrooms

2

Size

122 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿14,000,000

฿114,754/sqm · Asking price

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Listed by

Tommi Jaspers

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pattayaproperties24.com ↗

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฿14,000,000

Condo · 122 sqm

2-bed condo for sale in Pratumnak Hill, Pattaya: 122 sqm, 2 bath, 14,000,000 THB. ID 15989-TPGS1202.

Garden Cliff 2 Condominium right on the beach, 2 bedrooms, top refurbished, for sale Pattaya Northern Garden Cliff 2 Condominium is one of the mature noble condos on very best beachfront location. Popular with wealthy bangkokians, this estate offers intimacy and privacy. The apartment has been comprehensively refurbished and upgraded by a Swiss interior designer. The two bedroom unit has large Zen style milky glass division sliding doors, the kitchen is immaculate and with a breakfast bar. From the master bedroom and the living/dining area you enjoy tremendous views over the sea, the city and islands. Sanitary and electric installations have all been redone to top specifications. The air conditioners are built-in, the ceilings extra high. There is halogen and indirect ambient lighting, the two bathrooms are spacious and modern. A bright and noble flat. It comes with a serious price tag but it`s among the very best you can find. Location and finishing wise. Balcony Garden Elevator Fitted kitchen Air conditioning Communal swimming pool Beachfront or seaview Safe in room Cable- or Satellite-TV Wifi-Internet Serviced Furnished Fitness center Security Can be owned by foreigner Plot size : sq meters

About this home and Pratumnak Hill, Pattaya

This 2-bedroom condo of 122 sqm is for sale in Pratumnak Hill, Pattaya asking ฿14,000,000. Comparable condos for sale in Pratumnak Hill list at a median of ฿7,250,000 (15 listings on BAANLYY).

Living in Pattaya · Cost of living in Pattaya · Commute calculator

Also nearby: 2-bed condo in Pratumnak Hill — ฿9,500,000 · 5-bed house in Pratumnak Hill — ฿45,000,000 · 3-bed condo in Pratumnak Hill — ฿19,900,000

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Cost to buyTransfer fee, taxes and cash at transfer

Cost to buy

Asking price ฿14,000,000. At the Land Office there is more than the 2% transfer fee: specific business tax or stamp duty, and withholding tax. Who pays each one is agreed in your contract; set the splits below to match it.

Asking price฿14,000,000

Transfer fee (2% estimate)฿280,000

Your share of the transfer fee฿140,000

Who pays the transfer fee?Split 50/50 (common)Buyer pays allSeller pays all

Years the seller has held this home

Specific business tax or stamp duty depends on how long the seller has held the home (5-year condition). Enter the years above to see which one applies. Usually paid by the seller.

The seller is a company

Withholding tax for an individual seller uses a progressive formula based on the appraised value and the years held, so it is not estimated here. Ask the seller or their agent for the Land Office figure.

Land Office costs we can estimate (before any split)฿280,000

Who pays the taxes (business tax or stamp duty, and withholding)?Seller pays allSplit 50/50 (by agreement)Buyer pays all

Withholding tax is usually paid by the seller at the Land Office. A company seller is withheld at 1 percent of the higher of the sale price or the appraised value; an individual seller is withheld under a progressive formula. It is not added to the buyer's cash total unless your contract says otherwise.

Loan amount at transfer (optional)Common-area fee per sqm (optional)Sinking fund (optional)Legal fees (optional)

Other costs to ask about

Sinking fund (often a one-off on a condominium transfer)
Common-area / juristic-person fees due at transfer
Legal fees

Estimated cash needed at transfer฿14,140,000

Estimate. Rates as of 2026-10-15. Source: Department of Lands; Revenue Department. Confirm with the Land Department, a lawyer or your bank. BAANLYY is a listing portal and does not give legal, tax or financial advice.

Can I afford it?Thai buyability calculator

Foreign ownership quotaWhat to ask the building

Foreign ownership quota

Foreigners may together own not more than 49% of the saleable unit area in a registered condominium. That ceiling is in the Condominium Act. This page does not know this building's current figure — ask the juristic person office for the current foreign quota certificate, then type the percentage they give you. Foreign buyers also need proof of remittance (inward remittance evidence) of not less than the unit price.

Building foreign-owned percentage (from the juristic office)

Ask the juristic person office for the current foreign quota certificate.
Proof of remittance: evidence of foreign currency brought into Thailand, or drawn from a foreign-currency or non-resident baht account, of not less than the unit price (Condominium Act section 19 ter).
The transaction evidence your Thai bank issues for that inward remittance (credit or debit advice). The Bank of Thailand abolished the old FX Form; confirm the current paper set with your bank and the Land Office.

Estimate. Rates as of 2026-10-15. Source: Department of Lands. Confirm with the Land Department, a lawyer or your bank. BAANLYY is a listing portal and does not give legal, tax or financial advice.

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Unit amenities

The agent hasn’t listed unit-specific amenities yet. Any shared pool, gym or other shared facilities appear under the building details below.

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