Siam Oriental Tropical Garden

Siam Oriental Tropical Garden is a completed residential development on Pratumnak Hill in Pattaya, built by The Siam Oriental Trading Co., Ltd. The project consists of three eight-storey buildings containing a total of 427 condos. Construction was completed in April 2016.

The buildings are arranged around a large landscaped courtyard with three swimming pools. The unit range includes studios and condos with one or two bedrooms. Most current offers are resale properties, so the price, interior condition, furniture and ownership structure differ between individual units.

Location in Pratumnak

The condominium is located at 267/65 Moo 12, Nong Prue, in the Pratumnak area between central Pattaya and Jomtien. Cafés, small restaurants, convenience stores, laundries, massage salons and other everyday services operate nearby.

Yin Yom Beach is approximately 700 metres from the development and the walk normally takes around 10 minutes. Dongtan Beach, Pattaya Viewpoint, the Big Buddha, Bali Hai Pier and the city centre can be reached within a short drive.

Buyers comparing other condos and apartments in Pattaya should consider Pratumnak’s quieter residential character, proximity to the coast and lower level of tourist traffic than the central city streets.

Three Buildings and Project Layout

Siam Oriental Tropical Garden contains three eight-storey buildings. Each block has two lifts, underground parking, CCTV and 24-hour security. The common territory is positioned between the buildings and separated from the public road.

The central section contains a landscaped courtyard with swimming pools, relaxation areas and walking paths. As the development is completed, buyers can inspect the actual condition of the façades, lifts, parking areas and shared facilities before proceeding. Other ready properties are available in the selection of completed developments in Thailand.

Siam Oriental Tropical Garden is a separate development. Siam Oriental Garden 1, Garden 2, Garden 3, Star, Oasis and Dream are other projects by the same developer with their own condominium juristic entities, facilities and unit inventories.

Studios and One- or Two-Bedroom Condos

The original project range generally includes units measuring approximately 25–85 m²:

• compact studios measuring around 25–27 m²;
• one-bedroom condos measuring approximately 37–55 m²;
• two-bedroom condos measuring around 60–85 m².

Larger resale properties of up to approximately 106 m² also appear on the market. These may consist of combined units or individually altered layouts. The registered floor area, configuration and approval of any changes should be checked against the title deed and official unit plan.

The inventory depends on the seller. Some units include furniture, kitchens, air conditioners and household appliances. Other properties require renovation or equipment replacement. The final inventory should be agreed in writing after the inspection.

Swimming Pools and Shared Facilities

The landscaped courtyard contains three swimming pools, including a children’s pool. Terraces, relaxation areas and planted sections surround the water. A unit’s position relative to the pools affects its view, natural light, privacy and daytime noise level.

Published facilities include:

• three swimming pools, including a children’s pool;
• a fitness centre;
• a Finnish sauna;
• a children’s playground;
• a landscaped courtyard;
• underground parking;
• two lifts in each building;
• 24-hour security;
• CCTV surveillance;
• wireless internet;
• a shuttle to the beach and local public transport routes.

The current operation of the sauna, shuttle, internet and other services depends on the condominium juristic office. Their condition and opening arrangements should be confirmed during the viewing.

Resale Prices

Current sale prices start from ฿1.38M. The entry range consists of compact studios measuring approximately 25–27 m². One-bedroom units vary according to size, floor, view, interior condition and ownership status. Larger two-bedroom properties form the upper price range.

Lower prices are frequently connected with Thai quota ownership or transfer through a Thai company. A foreign-quota condo is often priced higher because an eligible foreign purchaser can register the title directly in their own name.

Offers should be compared using the full transaction cost. This includes the unit price, furniture, appliances, outstanding common fees, transfer expenses and possible renovation. Contract wording risks are discussed in the guide covering common mistakes when reading a property agreement.

Ownership and Registration

Units may be offered under the foreign quota, Thai quota or through a Thai-company structure. The appropriate method depends on the status of the exact property and the seller’s documents. The ownership description in an advertisement must be confirmed through the unit title deed.

A foreign purchaser can register a condo in their own name when foreign quota remains available and the applicable foreign-currency transfer requirements are satisfied. The procedure is explained in the guide to property ownership registration in Thailand.

Before paying a deposit, the buyer should verify the registered owner, encumbrances, outstanding common fees, representative authority and allocation of transfer expenses. A complete checklist is provided in the guide explaining which documents to review before buying property.

Maintenance and Ownership Costs

Project databases indicate a common area fee of approximately THB 40 per m² per month. This equals about THB 1,000 per month for a 25 m² studio and around THB 2,200 for a 55 m² condo. The current rate should be confirmed with the condominium juristic office.

The original sinking-fund contribution is stated at THB 500 per m². For a resale property, this amount has usually already been paid by the first owner. The buyer should obtain a recent certificate confirming the absence of outstanding fees and any special assessments approved by the co-owners.

Electricity, water, internet, insurance, unit repairs and professional rental management are paid separately. Furniture, plumbing, air conditioners and appliances should be tested before signing and listed in the property handover inventory.