Siam Oriental Plaza

Siam Oriental Plaza is a completed condominium on Pratumnak Hill in Pattaya, developed by The Siam Oriental Trading Co., Ltd. The project consists of one eight-storey building containing 190 residential units. According to the official developer page, construction was completed in April 2017.

The shared facilities are concentrated on the rooftop, where residents have access to a swimming pool, relaxation terrace, fitness centre and Finnish sauna with panoramic views over Pratumnak and the sea. The building also provides underground parking, two lifts, CCTV, security and wireless internet.

Location in Pratumnak

The condominium is positioned on Pratumnak Soi 3 in a quieter residential area between central Pattaya and Jomtien. Cafés, restaurants, convenience stores, massage salons and everyday services operate nearby. The Big Buddha, Pattaya Viewpoint, Bali Hai Pier and Walking Street can be reached within a short drive.

The nearest section of Pratumnak Beach is approximately 400 metres away, with a walking time of around 7 minutes. Dongtan Beach is farther away and the distance depends on the selected route. Buyers comparing the neighbourhood with other parts of the city can review condos and apartments in Pattaya within a similar budget and completion status.

Single Building and Rooftop Facilities

Siam Oriental Plaza consists of one eight-storey building with a lobby, underground parking and access to the communal rooftop. The compact layout can suit buyers who prefer a completed residential building without maintaining an extensive resort-style territory.

The main feature is the rooftop area with an outdoor swimming pool, fitness centre, Finnish sauna and relaxation spaces. The height provides views over the city, sea and the green slopes of Pratumnak. Buyers can inspect the current condition of the pool, gym equipment and sauna during a viewing.

Completion also allows the buyer to assess the façades, lifts, parking areas, engineering systems and performance of the management team. Other ready-to-use options are available in the selection of completed developments in Thailand.

Studios and One- to Three-Bedroom Condos

The original Siam Oriental Plaza range includes several formats:

• studios measuring approximately 27–28 m²;
• one-bedroom condos measuring around 33–40 m²;
• two-bedroom units measuring approximately 55–61 m²;
• rare three-bedroom layouts of approximately 176 m².

The current resale market is mainly represented by studios, one-bedroom condos and two-bedroom units. Layouts normally include a balcony, kitchen zone and large sliding windows. The condition of finishes, furniture, air conditioners and appliances depends on the individual owner.

Larger properties may have been combined or altered, so the registered area and configuration should be checked against the title deed and official floor plan. The practical difference between these units and a developer sale is explained in the guide comparing new-build and resale property in Thailand.

Current Resale Prices

Current prices start from ฿1.18M. The lowest public offer is a studio of approximately 27 m² held through a Thai-company structure. This type of purchase requires a separate review of the company, its liabilities, assets, shareholders and the seller’s authority.

Foreign-quota studios are normally priced higher. One-bedroom condos are advertised from approximately THB 1.65 million, while refreshed units with foreign ownership and stronger interiors may exceed THB 2.5 million. Two-bedroom condos of approximately 55–59 m² are currently offered from around THB 3.68 million to THB 4.5 million.

Meaningful price comparison should account for the floor, view, ownership structure, interior condition, included furniture and allocation of transfer expenses. A lower asking price may be offset by company-transfer costs, renovation or outstanding common fees.

Foreign Quota and Ownership Structure

Condos at Siam Oriental Plaza are offered under foreign quota, Thai quota and Thai-company ownership. The most direct structure for a foreign buyer is a unit that can be registered in the buyer’s own name within the available condominium foreign quota.

The status of the exact property should be confirmed through its title deed and a certificate from the condominium juristic office. An advertisement or verbal statement does not replace documentary confirmation. The available structures are explained in the guide covering foreign quota in a Thai condominium.

A Thai-company purchase requires an additional review of shareholders, accounts, liabilities, tax obligations, the company’s ownership of the condo and the legal procedure for transferring corporate control. This structure is materially different from registering a condo directly in a foreign purchaser’s name.

Maintenance, Sinking Fund and Pets

Project databases indicate a common area fee of approximately THB 42 per m² per month. This equals roughly THB 1,134 per month for a 27 m² studio, THB 1,470 for a 35 m² condo and THB 2,310 for a 55 m² unit.

The original sinking-fund contribution is stated at THB 500 per m². For a resale property, it has normally already been paid by the first owner. The buyer should obtain an up-to-date certificate covering outstanding common fees and any special assessments approved after project completion.

Public databases classify the condominium as pet-friendly. The current house rules should still be obtained before purchase, including restrictions on animal size, number and use of shared areas. The overall purchase budget also includes registration expenses, taxes, legal review and possible renovation, as explained in the guide to taxes and additional property purchase costs.

Checks Before Paying a Deposit

Before payment, the buyer should verify the registered owner, ownership structure, foreign-quota availability, encumbrances and outstanding obligations to the condominium juristic office. A company-owned unit also requires due diligence on the company and the proposed transfer of its shares.

The property inspection should cover the air conditioners, electrical system, plumbing, windows, balcony, furniture and appliances. For an upper-floor unit, it is sensible to check for water marks and the condition of the structure beneath the rooftop facilities.

The agreement should state the final price, included inventory, allocation of transfer expenses, vacant-possession date, key-handover procedure and consequences of default. The documents and physical condition should be reviewed before any non-refundable payment is released.