Siam Oriental Beach: New Pratamnak Condo Review — Thai Residence

Siam Oriental Beach has officially launched sales in Pattaya — a new condominium on Pratamnak Hill, 400 metres from the beach. This is the 13th project in the Siam Oriental series and one of the most anticipated launches of 2026 in this part of the city. An eight-storey building with 175 residences, underground parking, and a rooftop pool overlooking the sea — from a developer who has delivered 12 consecutive projects on the same hill over the past 20 years.

We reviewed the full price list, floor plans and developer brochure, visited the site, and compiled everything you need to know about Siam Oriental Beach before making a decision — from the entry-level price and actual unit sizes to the management company and the infrastructure around Pratumnak Hill.

Key facts at a glance

Project name: Siam Oriental Beach
Location: Pratamnak Hill, Pattaya (between Pratamnak Soi 5 and Soi 6)
Distance to beach: 400 m to Pratamnak Beach
Building: 8 storeys, 175 residential units + 4 commercial SHOP units
Starting price: 1,420,000 THB for a 22.78 sqm studio (from 62,300 THB/sqm)
Unit size range: 22.78 to 113.91 sqm
Unit types: studio, 1-, 2- and 3-bedroom
Developer: Siam Oriental Group, 20 years in Pattaya
Management: BaanCare (developer's in-house management company)
Completion: Q1 2029
Status: pre-launch, sales open

Why the Siam Oriental Beach launch matters for Pratamnak

Pratamnak is a district with limited developable land. It is a small hill, just a few square kilometres, squeezed between Central Pattaya and Jomtien, with direct access to the sea and a royal park, Khao Phra Tamnak, with the Big Buddha viewpoint at the top. You cannot simply build "another neighbourhood of 3,000 apartments" here — there is physically very little available land, and most of what remains belongs to a handful of large developers.

One of those developers is Siam Oriental Group. The company has operated on Pratamnak for around 20 years and has delivered 12 condominiums on the same hill — around 3,000 apartments in total. Siam Oriental Beach is the 13th project in the series and the first to carry the word "Beach" in its name: it is the closest-to-sea location the series has ever reached.

For the market, this means three things at once. First, the entry-level price for a liquid plot on Pratamnak is now 1.42M THB. Second, the project is being built from day one under the developer's own management company — rare in Pattaya. Third, the delivery date is set for Q1 2029, which leaves 2–3 years of construction-stage appreciation if past projects in the series are any indication.

Location: Pratamnak Hill and what's around

Siam Oriental Beach is being built between Pratamnak Soi 5 and Soi 6 (Romanasia Soi 9) — on the inner part of the hill, a quiet residential zone but with quick access to the sea.

Travel times to key points

Pratamnak Beach — 400 metres (5-minute walk)
7-Eleven — 100 metres (under a minute)
Restaurants and cafés — around 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 defines the neighbourhood

Pratamnak Hill is one of the greenest and quietest residential districts in Pattaya. Historically it has been considered the "European" part of the city: European and American retirees, working expats, middle-class Thai families. Unlike Central Pattaya, there are no bars or nightlife — but there are walking areas, seafront promenades, viewpoints, its own beaches (Cosy Beach and Pratamnak Beach), and a royal park overlooking the entire bay.

For investors, this matters: on Pratamnak, your tenant is not a 3-day tourist but a long-term resident or a seasonal guest staying several months. Average rental rates are higher, turnover is lower, and apartment wear is minimal. That is why projects in this district are traditionally a more conservative investment compared to Jomtien or Central Pattaya.

Prices and floor plans: what you can buy

The building contains 175 residential units across seven floors (floors 2–8) plus 4 commercial SHOP units on the ground floor. All residences fall into four categories.

Starting prices by unit type

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

Studios from 1.42M THB

The largest category in the project — 107 of the 175 units. Minimum area 22.78 sqm, starting price 1,420,000 THB. Each studio comes with a kitchen-living area, balcony, built-in wardrobes, and a bathroom with a recessed shower zone. Some studios have an extended layout with a dedicated dining area — effectively a "studio plus" format.

For off-plan investment purchases,, studios are the most straightforward instrument: low entry point, strong resale liquidity, and stable rental demand in Pratamnak's long-term rental segment.

1-bedroom apartments from 1.94M THB

Around 40 units, from 31.15 sqm. Full separation: a dedicated bedroom, living and dining area, kitchen, balcony. Suitable for permanent residence by a single person or couple, as well as for rental to seasonal guests staying 3–6 months.

2-bedroom apartments from 3.43M THB

18 units, from 50.34 sqm. Corner layouts with an extended living area; larger versions include two bathrooms. This is the family format, or a joint purchase between two investors.

3-bedroom apartments from 6.27M THB

Only three units of this type in the entire project, all located on the 8th, top floor. These are combined-unit layouts with sea views, starting from 80.62 sqm. In effect, this is the flagship offering — and in the Siam Oriental series, top-floor units are traditionally sold at launch.

What's included in every unit

European-style kitchen with built-in cabinetry
Built-in wardrobes in bedrooms and entryway
Private balcony
Stain-resistant countertops
Recessed shower zone with anti-slip tiles
Sliding glass shower partitions
Powder-coated window frames
LED lighting

Commercial units

The ground floor includes 4 commercial units — SHOP 1 to SHOP 4 — ranging from 42.98 to 66.20 sqm. Prices on request. These are a separate product aimed at buyers looking for a café, convenience store, service business or office location inside a beachfront residential complex.

On-site amenities

Siam Oriental Beach is more than walls and floor plans. The developer has specified a full amenity package typical of upper-mid-range Pattaya condominiums:

Rooftop pool with views over Pattaya and the sea
Lower swimming pool on the grounds
Fitness centre
Sauna
Coworking space for remote work
Outdoor cinema
Landscaped leisure zones
Solar panels powering common areas
Underground parking with elevator access
24/7 security and keycard access
Water-saving systems
LED lighting in common areas

One technical point worth calling out — the climate-driven engineering. Siam Oriental uses what the brochure calls the "Designed for Living, Built to Last" approach in Beach: full waterproofing, reinforced moisture protection at window and balcony joints, acoustic insulation between units, sealed entry doors. This is not marketing language — it addresses a real issue that owners of Pattaya condominiums face: monsoon rains and salt air destroy poorly built structures within 5–7 years.

Siam Oriental Group and BaanCare management

Siam Oriental Group is one of the longest-established developers on Pratamnak Hill. Over 20 years, the company has completed 12 projects on a single hill. In Pattaya, where most developers build in waves and disappear after 1–2 failed launches, this kind of sustained strategy is unusual.

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)

For more on the two most recent completed projects in the series — Siam Oriental Dream and Siam Oriental Oasis: floor plans, photos, resale pricing.

Why in-house management matters

All 12 completed projects are managed by BaanCare — the developer's in-house management company. For the resale market, this is critical: in Pattaya, the condition of a building is determined less by its age than by the quality of operations. Condominiums managed by disparate third-party companies often start losing value after 7–10 years, specifically because common areas, pools and elevators deteriorate.

Siam Oriental Beach is built from day one under BaanCare management. That means a consistent operating standard across the entire series and long-term preservation of the building's technical condition — a factor that directly affects resale liquidity.

Additional costs when buying

The prices above are "bare" — they exclude the mandatory additional payments. When planning your budget, include:

Transfer fee and taxes — per Land Department rates (typically shared between buyer and seller, to be confirmed in the contract)
Sinking fund — 700 THB/sqm (one-time payment into the building's capital fund at handover)
Maintenance fee — 57 THB/sqm per month (common area operations)
Internet installation — 2,500 THB (one-time)
Internet subscription — 550 THB/month per unit

For a 22.78 sqm studio, this works out to approximately 16,000 THB sinking fund (one-time) and 1,300 THB/month maintenance — standard figures for a quality Pattaya condominium. Instalment terms are agreed individually with the developer; on request we provide the full payment schedule with tranche dates.

Siam Oriental Beach as an investment

There are three reasons Beach has a real chance of repeating the investment trajectory of Oasis and Dream.

First — a location that cannot be scaled. Pratamnak is physically constrained. Unlike Jomtien, Bang Saray or East Pattaya, you cannot simply "build more" here. Every new project on the hill automatically becomes part of a finite inventory, and new construction 400 m from the beach is a rare event that only happens every few years.

Second — the entry price. 1.42M THB for a furnished-and-finished studio on freehold land, 400 m from the beach, from a developer with 20 years of history — this is the market floor in this segment of Pratamnak. For reference, resale studios in neighbouring projects of the same series are currently listed in the 1.8–2.4M THB range. The gap is exactly the margin the pre-launch stage offers.

Third — the construction timeline. Q1 2029 leaves 2–3 years of construction. This is the window in which the core price appreciation of Siam Oriental projects has historically taken place. Buying at launch is not a rental strategy and not a quick flip — it is an instrument with a clear timing and predictable dynamics.

For more on how Pattaya property investment works and how we calculate yields for a specific unit, see our info guide.

Frequently asked questions about Siam Oriental Beach

What is the cheapest unit?

From 1,420,000 THB — a 22.78 sqm studio in Thai quota. This is the entry-level price at launch.

Can foreigners buy freehold?

Yes. The project reserves the standard 49% foreign-ownership quota. Those units are registered directly in the buyer's name and held in perpetuity. Current allocation of the foreign quota is confirmed at booking.

What are the instalment terms?

The instalment schedule — booking fee, payment tranches, dates — is provided individually. Message us on WhatsApp or Telegram and we will send you the full schedule for your selected unit.

When is completion?

Q1 2029. The developer builds only on its own land, without external financing on the plot — which has historically allowed the Siam Oriental series to meet its delivery dates precisely.

Where exactly is the project located?

Pratamnak Hill, between Pratamnak Soi 5 and Soi 6 (Romanasia Soi 9), administratively Bang Lamung, Chon Buri 20260. 400 m from Pratamnak Beach.

Who manages the building after handover?

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

How to buy a unit at Siam Oriental Beach

Thai Residence is an authorised broker for the project. We work directly with the developer and provide full transaction support: unit selection matched to your budget and objectives, the complete property purchase procedure, legal oversight, assistance with fund transfer and Land Department registration. Our commission is paid by the developer — the unit price for you does not change.

What we can send you right now for Siam Oriental Beach:

Current price list — 175 units, live prices and booking status
Full set of floor plans in PDF with dimensions
Floor plates — per-floor layout diagrams
Project brochure
Instalment terms and payment schedule
Total-cost-of-ownership calculation for any specific unit

To select a unit, visit the Siam Oriental Beach project page or contact us directly — Thai Residence contacts.

Browse our catalogue: all Pattaya new developments and condominiums