Luxury Pool Villa for Sale in an Exceptional Location

Luxury Pool Villa for Sale in an Exceptional Location 2

Luxury Pool Villa for Sale in an Exceptional Location 3

Luxury Pool Villa for Sale in an Exceptional Location 4

Luxury Pool Villa for Sale in an Exceptional Location 5

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House for Sale in Siam Royal View Pattaya, Pattaya - 4 bed

Pattaya · Siam Royal View Pattaya, Pattaya · House · Pattaya

ID GPPH2333

Listed 16 days agoUpdated 9 Nov 2026

Property details

Bedrooms

4

Bathrooms

5

Size

450 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿25,900,000

฿57,556/sqm · Asking price

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Listed by

Laila Heinzmann

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฿25,900,000

House · 450 sqm

4-bed house for sale in Siam Royal View Pattaya, Pattaya: 450 sqm, 5 bath, 25,900,000 THB. ID GPPH2333.

This luxurious pool villa is thoughtfully designed and fully functional, making it ideal for both comfortable living and as an investment. The property boasts four bedrooms and five bathrooms, providing comfort and privacy for every family member. Features include a utility room, an open-plan kitchen and dining area that creates a spacious and warm atmosphere, and two storage rooms for efficient organization. The villa sits on a two-tiered plot, adding dimension to the living space, and features an outdoor terrace perfect for relaxation. A small garden at the entrance and a larger garden on the lower level complete the property, creating a natural and tranquil environment. The villa requires some minor updates, such as painting, air conditioning, and kitchen modifications. These details can be discussed, and renovations can be arranged to suit the new owner&#039s individual preferences. Compared to similar villas in the same development that have sold at significantly higher prices, this property represents an excellent opportunity.

About this home and Pattaya

This 4-bedroom house of 450 sqm is for sale in Pattaya asking ฿25,900,000.

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 ฿25,900,000. 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฿25,900,000

Transfer fee (2% estimate)฿518,000

Your share of the transfer fee฿259,000

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)฿518,000

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฿26,159,000

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

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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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