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House for Sale in The Shades Villas, Pattaya - 5 bed

Pattaya · The Shades Villas, Pattaya · House · Pattaya

ID GPPH2468

Listed 16 days agoUpdated 9 Nov 2026

Property details

Bedrooms

5

Bathrooms

6

Size

408 m²

Best for

Expats & Long-stay

Availability confirmed with the agent on 12 Nov 2026

For sale

฿15,500,000

฿37,990/sqm · Asking price

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Listed by

Laila Heinzmann

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฿15,500,000

House · 408 sqm

5-bed house for sale in The Shades Villas, Pattaya: 408 sqm, 6 bath, 15,500,000 THB. ID GPPH2468.

Discover this brand-new, fully completed two-storey private pool villa at The Shade Villas, ideally located just 200 metres from Mabprachan Lake. This beautifully designed home offers a spacious and comfortable living environment, combining modern style, generous living spaces, and a private resort-style atmosphere. Set on a generous 106 sq.wah (424 sq.m.) plot, the villa provides approximately 408 sq.m. of living space with 5 bedrooms and 6 bathrooms, making it an excellent choice for families looking for a spacious and luxurious home in Pattaya. The property is fully finished and ready to move in, with every space thoughtfully designed for comfortable everyday living. A standout feature is the impressive 15.5-metre private swimming pool, creating the perfect space for relaxing, entertaining guests, or enjoying quality time with family. The villa also features two kitchens, including one indoor and one outdoor kitchen, providing excellent flexibility for everyday cooking and entertaining. With parking for two cars, a generous plot, spacious interiors, a large private pool, this exceptional new villa offers the perfect combination of privacy, modern comfort, and contemporary luxury living in one of Pattaya’s sought-after residential areas.

About this home and Pattaya

This 5-bedroom house of 408 sqm is for sale in Pattaya asking ฿15,500,000.

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 ฿15,500,000. 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฿15,500,000

Transfer fee (2% estimate)฿310,000

Your share of the transfer fee฿155,000

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)฿310,000

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฿15,655,000

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 Luxury Pool Villa Near Mabprachan Lake. A specialist will confirm availability and explain the next steps.

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