Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang

Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang 2

Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang 3

Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang 4

Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang 5

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Condo for Sale in Payoon Garden Cliff Condominium, Rayong - 4 bed

Rayong · Payoon Garden Cliff Condominium · Condo · Rayong

ID AFF-PGC2301

Listed 29 days agoUpdated 9 Nov 2026

Property details

Bedrooms

4

Bathrooms

4

Size

500 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 10 Nov 2026

For sale

฿14,500,000

฿29,000/sqm · Asking price

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Listed by

Naina Rayong

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฿14,500,000

Condo · 500 sqm

4-bed condo for sale in Payoon Garden Cliff Condominium, Rayong: 500 sqm, 4 bath, 14,500,000 THB. ID AFF-PGC2301.

Luxurious Duplex Penthouse with roof terrasse floor 23 - 25 in Payoon Garden Cliff, Ban Chang This condo in Payoon Garden Cliff Condominium in Ban Chang, Rayong is a luxurious duplex penthouse with roof terrace on floors 23 - 25. One of 2 elevators takes you from the entrance level 2 up to the 23rd floor. From the 23rd floor you have an exceptional view of both the sea, beach and land from a very large balcony. There is a large family room, a living room, a kitchen, a bedroom and 2 bathrooms. A staircase leads up to the 24th floor. Here there is an equally exceptional view through large panoramic windows. There is also a large family room, 3 bedrooms and 2 bathrooms. A spiral staircase leads from here up to the 25th floor which is an open unused terrace area. The open area have an equally exceptional view. Only your imagination can put a stop to what the area can be used for. The total living area including terraces is 488 sq m. All furniture and equipment are included, but not small items and personal belongings. Between this condominium and the private beach there is a large lovely swimming-pool facility with a garden. Here there is a fitness room, a sauna and a tennis court. In the ground floor there are free garages and free parking spaces. The condominium is one of a total of 400 condominiums in the Payoon Garden Cliff complex, where this condominium was built in 1993. with a free-form pool of 400 m2 renewed in 2015. Condominiums are on floors 2 – 23 (25). When this was built in 1993, it was built to a very high standard and it retains its appeal due to good maintenance. The entire area is monitored around the clock by guards and with CCTV. The housing right is a Freehold housing right, with an annual fee of 25 Bath/sqm/month. ID: AFQ-PGC2301 Price: 14,500,000 Baht Year of construction: 1993, pool renewed 2015. Thai Quota but can be re-registered to Foreigner Quota Maintenance fee: about 12,500 Baht/month Contact us for more information and viewing of the condo.

About this home, Payoon Garden Cliff Condominium and Rayong

This 4-bedroom condo of 500 sqm is for sale in Rayong asking ฿14,500,000. Payoon Garden Cliff Condominium (completed in 2015, 23 floors) is the building in Rayong.

About Payoon Garden Cliff Condominium · Living in Rayong · Cost of living in Rayong · 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 ฿14,500,000. 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฿14,500,000

Transfer fee (2% estimate)฿290,000

Your share of the transfer fee฿145,000

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)฿290,000

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฿14,645,000

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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Project facts

About Payoon Garden Cliff Condominium

Year built

2015

Total floors

23

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