Detached single-family home in American barnhouse style

Detached single-family home in American barnhouse style 2

Detached single-family home in American barnhouse style 3

Detached single-family home in American barnhouse style 4

Detached single-family home in American barnhouse style 5

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House for Sale in Mabprachan Lake, Pattaya - 3 bed

Mabprachan Lake · · House · Pattaya

ID GPPH2342

Listed 16 days agoUpdated 9 Nov 2026

Property details

Bedrooms

3

Bathrooms

4

Size

204 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿9,990,000

฿48,971/sqm · Asking price

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Listed by

Laila Heinzmann

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฿9,990,000

House · 204 sqm

3-bed house for sale in Mabprachan Lake, Pattaya: 204 sqm, 4 bath, 9,990,000 THB. ID GPPH2342.

This detached, single-family home in the American barnhouse style exudes warmth and understated elegance. Thoughtfully designed for comfortable and balanced living at all times, the property blends distinctive American character with a warm, relaxed, and inviting atmosphere, creating a welcoming feeling from the moment you step inside. Located in a prime location near Mabprachan Reservoir in Pattaya, the property is situated directly on a main road, offering excellent transport links and proximity to the city center while maintaining a quiet and private setting – ideal for long-term living. The house sits on a 102.6 square wah (410 sq m) lot and boasts approximately 204 sq m of living space. Inside, there are three bedrooms and four bathrooms, as well as a private 3 x 8 meter swimming pool. The house is fully furnished and equipped with appliances, allowing for immediate occupancy without any additional renovations.

About this home and Mabprachan Lake, Pattaya

This 3-bedroom house of 204 sqm is for sale in Mabprachan Lake, Pattaya asking ฿9,990,000.

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

Also nearby: 2-bed villa in Mabprachan Lake — ฿5,950,000 · 5-bed house in Mabprachan Lake — ฿29,000,000 · 4-bed villa in Mabprachan Lake — ฿24,900,000

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Cost to buyTransfer fee, taxes and cash at transfer

Cost to buy

Asking price ฿9,990,000. 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฿9,990,000

Transfer fee (2% estimate)฿199,800

Your share of the transfer fee฿99,900

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)฿199,800

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฿10,089,900

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.

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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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