Luxury 3 Bedroom Pool Villa for Sale Auphoria at LUMINA

Luxury 3 Bedroom Pool Villa for Sale Auphoria at LUMINA 2

Luxury 3 Bedroom Pool Villa for Sale Auphoria at LUMINA 3

Luxury 3 Bedroom Pool Villa for Sale Auphoria at LUMINA 4

Luxury 3 Bedroom Pool Villa for Sale Auphoria at LUMINA 5

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House for Sale in Lumina Luxury Pool Villa, Pattaya - 3 bed

Pattaya · Lumina Luxury Pool Villa, Pattaya · House · Pattaya

ID GPPH2436

Listed 17 days agoUpdated 9 Nov 2026

Property details

Bedrooms

3

Bathrooms

4

Size

292 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿12,000,000

฿41,096/sqm · Asking price

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Listed by

Laila Heinzmann

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฿12,000,000

House · 292 sqm

3-bed house for sale in Lumina Luxury Pool Villa, Pattaya: 292 sqm, 4 bath, 12,000,000 THB. ID GPPH2436.

Auphoria is a beautifully crafted luxury pool villa designed for modern family living, offering a perfect blend of comfort, elegance, and privacy. Set on a 56 sq.wah (224 sq.m.) land plot, this stylish residence features 3 spacious bedrooms and 4 contemporary bathrooms, providing ample space for both everyday living and entertaining. The villa showcases a bright and airy atmosphere with open-plan living areas, high-quality finishes, and a seamless connection between indoor and outdoor spaces. Designed in a modern tropical style, Auphoria creates a warm and welcoming environment while offering the luxury of a private swimming pool and thoughtfully designed living spaces. Combining sophisticated design with practical functionality, Auphoria is an ideal home for families, retirees, or anyone seeking a peaceful and refined lifestyle in one of Pattaya’s most desirable residential communities.

About this home and Pattaya

This 3-bedroom house of 292 sqm is for sale in Pattaya asking ฿12,000,000.

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

Also nearby: 1-bed condo in Jomtien — ฿1,790,000 · 2-bed condo in Bang Lamung — ฿8,990,000 · condo in Bangkok — ฿2,690,000

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Cost to buyTransfer fee, taxes and cash at transfer

Cost to buy

Asking price ฿12,000,000. 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฿12,000,000

Transfer fee (2% estimate)฿240,000

Your share of the transfer fee฿120,000

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)฿240,000

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฿12,120,000

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.

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