Siam Oriental Beach Pattaya: new Pratumnak condo review

Siam Oriental Beach has officially gone on sale in Pattaya. It is a new residential complex on Pratumnak Hill, 400 metres from the beach. This is the thirteenth project in the Siam Oriental series and one of the most anticipated launches of 2026 in this part of the city. The eight-storey building has 175 units, underground parking and a rooftop pool with panoramic sea views. The developer has completed 12 complexes in a row in 20 years of building on the same hill.

We went through the full price list, the floor plans and the project brochure, and we visited the site. This article covers everything you need to know about Siam Oriental Beach before you decide, from the starting price and actual sizes to the management company and what the Pratumnak area offers.

Siam Oriental Beach at a glance

Project name: Siam Oriental Beach
Area: Pratumnak, Pattaya (between Pratumnak Soi 5 and Soi 6)
Distance to the beach: 400 m to Pratumnak Beach
Building: 8 floors, 175 residential units plus 4 commercial SHOP units
Prices from: 1,420,000 baht for a 22.78 m² studio (from 62,300 baht/m²)
Sizes: from 22.78 to 113.91 m²
Condo types: studios, 1-, 2- and 3-bedroom
Developer: Siam Oriental Group, 20 years in the Pattaya market
Management company: BaanCare (the developer's own management company)
Completion: Q1 2029
Status: sales launch, pre-launch stage

Why the Siam Oriental Beach launch matters for Pratumnak

Development on Pratumnak is limited. The hill covers just a few square kilometres between Central Pattaya and Jomtien. It has direct access to the sea, and at the top is the royal Khao Phra Tamnak park with the Big Buddha viewpoint. Nobody can build 'yet another 3,000-unit block' here. There is very little free land, and almost all of it belongs to a few large players.

One of these players is Siam Oriental Group. The company has been building on Pratumnak for around 20 years, and in that time it has completed 12 complexes on the same hill, around 3,000 units in total. Siam Oriental Beach is the thirteenth project in the series and the first with the word Beach in its name. In all its years, the series has never been closer to the sea.

For the market, this means three things. First, condos in a liquid part of Pratumnak now start at 1.42 million baht. Second, the project is being built from the outset to be run by the developer's own management company, which is rare in Pattaya. Third, completion is planned for Q1 2029. If the pattern of earlier projects in the series repeats, that leaves 2-3 years for prices to rise during construction.

Location: Pratumnak Hill and what is nearby

Siam Oriental Beach is being built between Pratumnak Soi 5 and Soi 6 (Romanasia Soi 9). This is the inner part of the hill: a quiet residential area with quick access to the sea.

Travel times to key places

Pratumnak Beach: 400 metres (5-minute walk)
7-Eleven: 100 metres (a minute's walk)
Restaurants and cafés: about 100 metres
Walking Street: 3 km (7 minutes by car)
Central Festival Pattaya Beach: 4.5 km (10 minutes)
Bangkok Hospital Pattaya: 7.5 km (15 minutes)

What the Pratumnak area offers

Pratumnak Hill is one of the greenest and quietest residential areas in Pattaya. It has long been known as the 'European' area. European and American retirees live here, along with working expats and middle-class Thai families. Unlike Central Pattaya, there are no bars and no nightlife. Instead you get walking areas, seafront promenades, viewpoints, two beaches of its own (Cosy Beach and Pratumnak Beach) and an enclosed royal park with views over the whole bay.

This matters for investors. On Pratumnak, tenants are not tourists staying 3 days. They are long-term residents or seasonal guests who stay for several months. Rents are higher on average, tenants change less often and condos suffer less wear and tear. This is why projects in this area have usually been a more conservative investment than Jomtien and Central Pattaya.

Prices and floor plans: what you can buy at Siam Oriental Beach

The complex has 175 residential units on seven floors (residential floors 2-8), plus 4 commercial SHOP units on the ground floor. There are four condo types.

Starting prices by condo type

Studio: from 22.78 m², from 1.42 million baht, around 107 units
1-bedroom: from 31.15 m², from 1.94 million baht, around 40 units
2-bedroom: from 50.34 m², from 3.43 million baht, 18 units
3-bedroom: from 80.62 m², from 6.27 million baht, 3 units (all on the 8th floor)

Studios from 1.42 million baht

Studios are the most common format in the project, with 107 of the 175 units. They start at 22.78 m² and 1,420,000 baht. Each has an open-plan kitchen and living room, a balcony, built-in wardrobes and a bathroom with a sunken shower area. Some studios have a larger layout with a separate dining area, closer to a 'studio plus' format.

For an off-plan investment purchase, studios are the simplest option. The entry price is low, they resell quickly and they bring steady income from long-term rentals on Pratumnak.

1-bedroom condos from 1.94 million baht

Around 40 units, from 31.15 m². The layout is fully separated, with a separate bedroom, a living room with dining area, a kitchen and a balcony. These condos suit one person or a couple living here full time. They also work for letting to tenants who come for the season.

2-bedroom condos from 3.43 million baht

18 units, from 50.34 m². These are corner layouts with a larger living room, and the bigger versions have two bathrooms. This format suits a family or two investors buying together.

3-bedroom condos from 6.27 million baht

There are only three condos of this type in the whole project, and all are on the eighth, top floor. They are combined units with sea views, from 80.62 m². These are the best condos in the project and usually the first to go: in the Siam Oriental series, the top floors usually sell out at launch.

What is included in each condo

European-style kitchen with built-in units
Built-in wardrobes in the bedrooms and entrance hall
Private balcony
Stain-resistant worktops
Sunken shower area with non-slip tiles
Sliding glass shower screens
Powder-coated window frames
LED lighting

Commercial units

There are 4 commercial units on the ground floor, SHOP 1-SHOP 4, from 42.98 to 66.20 m². Prices are on request. They are a separate product for buyers who want premises in a residential complex by the sea for a café, a mini-market, a service business or an office.

Facilities at the complex

Siam Oriental Beach is about more than walls and floor plans. The developer lists a full set of facilities for a modern business-class condominium:

Rooftop pool: the main pool, with views over Pattaya and the sea
Lower swimming pool in the grounds
Gym
Sauna
Co-working space: a separate area for remote work
Open-air cinema
Landscaped relaxation areas
Solar panels powering the common areas
Underground car park with lift access
24-hour security and key-card access
Water-saving systems
LED lighting in the common areas

The way the building deals with the climate deserves a special mention. For Beach, Siam Oriental follows what its brochure calls the 'Designed for Living, Built to Last' concept. This means continuous waterproofing, extra moisture protection at window and balcony joints, sound insulation between condos and sealed front doors. This is not marketing. It deals with a real problem for condominium owners in Pattaya: monsoon rains and salty air can wreck a poorly built building within 5-7 years.

The developer Siam Oriental Group and the management company BaanCare

Siam Oriental Group is one of the longest-established developers on Pratumnak. In 20 years, the company has built 12 projects on the same hill. Most developers in Pattaya come and go in waves and disappear after 1-2 failed launches, so such a consistent strategy is rare.

Completed projects in the series

Siam Oriental Condominium: 2007, 57 units
Siam Oriental Twins: 2010, 78 units
Siam Oriental Garden: 2012, 78 units
Siam Oriental Elegance: 2013, 79 units
Siam Oriental Elegance 2: 2015, 79 units
Siam Oriental Garden 2: 2015, 76 units
Siam Oriental Garden 3: 2016, 79 units
Siam Oriental Tropical: 2016, 427 units
Siam Oriental Plaza: 2017, 190 units
Siam Oriental Star: 2021, 142 units
Siam Oriental Dream: 2025, 188 units
Siam Oriental Oasis: 2027, 377 units
Siam Oriental Beach: 2029, 175 units (current project)

Find out more about the two most recently completed projects in the series, Siam Oriental Dream and Siam Oriental Oasis, with floor plans, photos and resale prices.

Why an in-house management company matters

All 12 completed buildings in the series are managed by BaanCare, the developer's own management company. This makes a big difference on the resale market. In Pattaya, the condition of a building depends more on how well it is run than on its age. Complexes run by a mix of unrelated management companies often start losing value after 7-10 years, simply because the common areas, pool and lifts are poorly maintained.

Siam Oriental Beach is being built from the start to be managed by BaanCare. This means one operating standard across every project in the series and a building that stays in good technical condition for the long term. That directly affects how easily you can resell the condo later.

Additional costs when buying

The prices shown are 'bare' prices and do not include mandatory extra payments. When planning your budget, allow for:

Transfer fee and taxes: at Land Department rates (usually split between buyer and seller, as set out in the contract)
Sinking fund: 700 baht/m² (a one-off payment into the building fund at key handover)
Maintenance fee: 57 baht/m² per month (upkeep of the common areas)
Internet connection: 2,500 baht (one-off payment)
Internet subscription: 550 baht/month per unit

For a 22.78 m² studio, this works out at around 16,000 baht for the sinking fund (one-off) and 1,300 baht/month in maintenance. These are standard figures for a quality condominium in Pattaya. The developer agrees payment plan terms individually. On request, we can send the full payment schedule with instalment dates.

Siam Oriental Beach as an investment

There are three reasons why Beach could follow the investment pattern of Oasis and Dream.

First, a location that cannot grow. There is only so much land on Pratumnak. Unlike Jomtien, Bang Saray or East Pattaya, you cannot just 'build more' here. Every new project on the hill joins a short list, and new buildings 400 m from the sea come along only once every few years.

Second, the entry price. A finished studio for 1.42 million baht, on freehold land, 400 m from the beach, from a developer with 20 years of history, is at the bottom of the market for this segment of Pratumnak. For comparison, studios in nearby projects in the series currently resell for 1.8-2.4 million baht. That gap is the head start that buying at pre-launch gives you.

Third, the completion timeline. Completion in Q1 2029 means 2-3 years of construction. In the Siam Oriental series, this is when prices have usually risen the most. Buying at launch is neither a rental play nor a quick flip. It is an investment with clear timing and predictable price movement.

Our info guide explains how property investment in Pattaya works and how we calculate the return on a specific unit.

Frequently asked questions about Siam Oriental Beach

How much is the cheapest condo?

From 1,420,000 baht for a 22.78 m² studio in the Thai quota. This is the lowest entry price for the project at launch.

Can foreigners buy a condo freehold?

Yes. The project has the standard foreign quota of 49% of units. These units are registered directly in the foreign buyer's name, and ownership does not expire. You can check how much of the quota has already sold when you reserve.

What payment plan does the developer offer?

Payment plan terms are given individually and cover the reservation, the payment schedule and the instalment dates. Message us on WhatsApp or Telegram, and we will send you the full schedule for the unit you choose.

When is completion?

Q1 2029. The developer builds only on land it owns and does not borrow to buy plots. This has historically helped the Siam Oriental series finish exactly on schedule.

Where exactly is the complex?

On Pratumnak Hill, between Pratumnak Soi 5 and Soi 6 (Romanasia Soi 9). The administrative address is Bang Lamung, Chon Buri 20260. It is 400 metres from Pratumnak Beach.

Who manages the building after completion?

BaanCare, the developer's own management company. It also manages all 12 earlier completed projects in the series.

How to buy a condo at Siam Oriental Beach

Thai Residence is an official broker for the project. We work directly with the developer and support you through every stage of the deal: choosing a unit to suit your budget and goals, the full purchase procedure, legal support, transferring your funds and registering at the Land Department. The developer pays our commission, so the buyer pays the same price for the unit.

What we can send you now for Siam Oriental Beach:

Up-to-date price list: 175 units, current prices and reservation status
Full set of floor plans in PDF, with dimensions
Floor plates: plans of every floor
Project brochure
Payment plan terms and payment schedule
Total cost of ownership for a specific unit

To choose a unit, go to the Siam Oriental Beach project page or write to us directly: Thai Residence contact details.