Pattaya Phratamnak Royal Cliff Garden Condo for Sale

Pattaya Phratamnak Royal Cliff Garden Condo for Sale 2

Pattaya Phratamnak Royal Cliff Garden Condo for Sale 3

Pattaya Phratamnak Royal Cliff Garden Condo for Sale 4

Pattaya Phratamnak Royal Cliff Garden Condo for Sale 5

Available Now

Condo for Sale in Pratumnak Hill, Pattaya - 3 bed

Pratumnak Hill · Pratumnak Hill, Pattaya · Condo · Pattaya

ID 11218-5146

Listed 1 day agoUpdated 12 Nov 2026

About 37% above the area median· median ฿21,200,000 from 4 comparable homes

Property details

Bedrooms

3

Bathrooms

4

Size

250 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿29,000,000

฿116,000/sqm · Asking price

Request information

View on the source site

Listed by

Tommi Jaspers

View profile →

pattayaproperties24.com ↗

Ask a question →

BAANLYY is a property portal. We publish homes from agents and owners; we are not a party to their sales, leases or services. Homes managed by the founding team are marked Managed by BAANLYY team.

What BAANLYY checked, and what it did not

We checked WHO is behind this listing — an agent's government ID against their photo, or an owner's title deed, or a company's Thai registration — before they were allowed to publish anything.
We did NOT inspect this property, check its photographs, confirm its price, size, floor or availability, or check that the person listing it has the owner's permission for this particular home.
Everything in the listing itself was entered by that agent, owner or company. They are responsible for its accuracy, and BAANLYY is not a party to the lease or sale you agree with them. Homes the founding team lists and manages are marked Managed by BAANLYY team.
Never transfer money before you have seen the property or its documents, confirmed who owns it, and satisfied yourself independently. Our check is a starting point, not a substitute for your own.

How partnership works →·Terms

฿29,000,000

Condo · 250 sqm

3-bed condo for sale in Pratumnak Hill, Pattaya: 250 sqm, 4 bath, 29,000,000 THB. ID 11218-5146.

Pattaya Phratamnak Royal Cliff Garden Condo for Sale, Absolute Sea Front, 250 sqm, 3 bed, 3+1 bath, Sea and Koh Larn Views, Available for Foreign Ownership Pattaya Phratamnak : Pattaya Phratamnak Royal Cliff Garden Condo for Sale Located Near the InterContinental Pattaya Resort Royal Cliff Garden Condo for Sale Absolute Sea Front Features: Standard Condition * Ideal for Renovation Open plan living room (large) with lounge and dining areas European kitchen with hob (electric), oven and extractor hood Adjoining outside laundry area with a washing machine and drier Master Bedroom (large) with balcony access doors built-in wardrobes En-suite bathroom with bath tub and shower attachment 2nd and 3rd bedrooms (double) with built-in wardrobes En-suite bathroom with shower Separate guest bathroom (toilet and wash basin only) Full furnished Balconies x 2 Panoramic Sea and Koh Larn Views Communal facilities include: Swimming Pool, Tennis, Squash, Gym, Snooker room, Playground, Car Parking, 24HS Land Size ; 0 sqm Features : Aircons : 4 Ownership: Thai Owner

About this home and Pratumnak Hill, Pattaya

This 3-bedroom condo of 250 sqm is for sale in Pratumnak Hill, Pattaya asking ฿29,000,000. Comparable condos for sale in Pratumnak Hill list at a median of ฿21,200,000 (4 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

Translate this listing:

Cost to buyTransfer fee, taxes and cash at transfer

Cost to buy

Asking price ฿29,000,000. 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฿29,000,000

Transfer fee (2% estimate)฿580,000

Your share of the transfer fee฿290,000

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)฿580,000

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฿29,290,000

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.

Visa optionsVisas that fit a buyer

Share

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.

BAANLYY

Guides for living here

Read these before you decide. They are BAANLYY pages about the place and about renting or buying.

On the map

Pratumnak Hill, Pattaya & the neighborhood.

Pratumnak Hill, Pattayatap to toggle

Pin locations are approximate. Tap any colored pin to draw walking & driving directions from "this residence"; use the controls to see what’s within a 15–30 min walk or drive.

Ready to reserve this unit? Send a non-binding reservation request →

Non-binding request

Request to reserve

Tell BAANLYY what timing you need for Pattaya Phratamnak Royal Cliff Garden Condo for Sale. A specialist will confirm availability and explain the next steps.

No payment is taken now. BAANLYY holds no money, and this form does not create a booking or lease.