Luxury standalone house for sale near Mabprachan Reservoir

Luxury standalone house for sale near Mabprachan Reservoir 2

Luxury standalone house for sale near Mabprachan Reservoir 3

Luxury standalone house for sale near Mabprachan Reservoir 4

Luxury standalone house for sale near Mabprachan Reservoir 5

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House for Sale in Pattaya - 4 bed

Pattaya · Pattaya · House · Pattaya

ID GPPH2293

Listed 16 days agoUpdated 9 Nov 2026

Property details

Bedrooms

4

Bathrooms

3

Size

197 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿9,900,000

฿50,254/sqm · Asking price

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Listed by

Laila Heinzmann

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฿9,900,000

House · 197 sqm

4-bed house for sale in Pattaya: 197 sqm, 3 bath, 9,900,000 THB. ID GPPH2293.

Settle down in one of Pattaya’s most desirable green zones Surrounded by nature yet only 15 minutes from the city center, this standalone home is ideal for families, expats, digital nomads, and investors seeking a premium property with no village rules, no common fees, and no hidden surprises! Highlights : Open-plan living and dining area with modern furniture and a fully equipped European kitchen 4 Bedrooms, 3 Bathrooms High-quality aluminum windows and doors Covered outdoor lounge & private swimming pool Double garage with technical / storage room Deep water well (independent water supply) 5 kW solar power system – significantly reduces electricity costs Fully air-conditioned (inverter AC in every main room) Fully furnished bedrooms in a modern, neutral design – ready to move in Freehold via Thai company (included in the price) No village rules. No fees. Just your home, your land, your lifestyle. Flexible Purchase Options / Extended Land Plot (Double-Size Option) : If desired, the adjacent land plot (currently available for purchase) can be added to double the total land size, transforming the rear area of the villa into a large private garden with stunning open views. This upgrade includes : One additional sliding door element at the rear side A newly built, larger perimeter wall Extensive landscaping with garden features and flowers A significantly expanded sun terrace extending into the new garden Additional cost : approx. 1.5 million THB (only available while the adjacent land remains for sale) Premium Location – Mabprachan Lake & Beyond : Step out the door into one of the most livable and sought-after areas in the greater Pattaya region. Only 800 m from Mabprachan Lake – ideal for jogging, cycling, and lakeside cafés Hastin International School within walking distance Close to leading schools such as Regents, Rugby School, and Tara Pattana Near world-class Siam Country Club golf courses: Old Course, Plantation, Rolling Hills Bira Circuit – Pattaya’s motorsport & karting center – less than 10 minutes away Surrounded by excellent restaurants, boutique cafés, and premium eateries Excellent Road Connectivity : Highway 7 & 36 access within 3 minutes Only 15 minutes to Central Pattaya, Terminal 21, restaurants, shopping malls, hospitals, and the beach Under 20 minutes to major Eastern Seaboard industrial estates (AMATA, Bowin, Rayong, etc.)

About this home and Pattaya

This 4-bedroom house of 197 sqm is for sale in Pattaya asking ฿9,900,000.

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 ฿9,900,000. 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฿9,900,000

Transfer fee (2% estimate)฿198,000

Your share of the transfer fee฿99,000

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)฿198,000

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฿9,999,000

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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