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House for Sale in Layan Mabprachan Lake, Pattaya - 5 bed

Mabprachan Lake · Layan Mabprachan Lake, Pattaya · House · Pattaya

ID GPPH2088_A

Listed 15 days agoUpdated 9 Nov 2026

Property details

Bedrooms

5

Bathrooms

7

Size

0 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 11 Nov 2026

For sale

฿39,300,000

Asking price

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Listed by

Laila Heinzmann

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฿39,300,000

House

5-bed house for sale in Layan Mabprachan Lake, Pattaya: 671 sqm, 7 bath, 39,300,000 THB. ID GPPH2088_A.

This brand new 2-storey pool villa is located in a new project called “Layan Mabprachan Lake”, a residential development that designs luxurious and modern pool villas perfect for living with a large family. The project also offers 24-hour security with CCTV cameras at the entrance and exit. The 2-storey pool villa has a total of 5 bedrooms, 7 bathrooms, walk-in closet, private balcony, spacious living room, European kitchen with minibar and dining area, laundry room, private elevator, sauna and steam room, private swimming pool and gazebo, covered parking and shady gardens. It is set on a land area of 167.78 square wah (671.12 square meters). It is also conveniently located with easy access to Mabprachan Reservoir, health parks, Thai and international restaurants, cafes, schools, supermarkets and more, all just minutes away.

About this home and Mabprachan Lake, Pattaya

This 5-bedroom house is for sale in Mabprachan Lake, Pattaya asking ฿39,300,000.

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 ฿39,300,000. 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฿39,300,000

Transfer fee (2% estimate)฿786,000

Your share of the transfer fee฿393,000

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)฿786,000

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฿39,693,000

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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Tell BAANLYY what timing you need for Brand new 2 Storey pool villa with modern and luxury style. A specialist will confirm availability and explain the next steps.

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