LUCEAN BAY: a 60-storey tower 200 metres from Jomtien Beach
The project at a glance
Developer: Lunique Real Estate Co., Ltd.
Location: Jomtien Second Road, Nong Prue, Bang Lamung, about 200 metres from Jomtien Beach
Building: one 60-storey tower
Residences: 588
Unit types: one-bedroom, two-bedroom and penthouses, roughly 31 to 130 sqm
Land: about 6,400 sqm according to the listing agency; the developer's Phase 2 plot is 3 rai 3 ngan 88 sq.wah
Delivery: fully furnished, with furniture, appliances and air conditioning
Construction: start listed as 2028, completion listed as Q4 2031
Prices: from about €137,200 (roughly 5.2 million baht) for a 31 sqm one-bedroom
Tenure: freehold condominium, with the 49% foreign quota available
Note: Lucean Bay is new and public information is still limited. Figures here come from Lunique's announcements for Skypark Lucean and from a European agency listing published in 2026. Baht figures are converted at about 38 baht per euro and are approximate. Confirm everything against the developer's official price list.
How Lucean Bay fits the Lucean masterplan
Lunique Real Estate is building a 10-rai, three-tower development on Jomtien Second Road. Phase 1, Skypark Lucean Jomtien Pattaya, includes Tower A (60 floors, 647 units) and Tower B (31 floors, 252 units). It is the first Banyan Group branded residence in Pattaya, broke ground in June 2025, and is scheduled for completion in December 2028. The developer announced a third tower, Tower C, with 60 floors and 588 units, for Phase 2.
Lucean Bay matches that third tower exactly: same developer, same road, 60 floors and 588 residences, on a plot of about 6,400 sqm that corresponds to the published Phase 2 land area. A Thai property publication reported in 2024 that Phase 2 had received EIA approval, with the construction permit still pending at that time.
What we could not confirm: whether Lucean Bay keeps the Banyan Group "Skypark" branding, hotel-style management and The Sanctuary Club membership that Phase 1 owners receive. The marketing material we found uses the name Lucean Bay only. Ask the developer directly, because branding and management have a real effect on rental demand and resale value.
For a buyer, the strongest point is visibility: Phase 1 is under construction right next door, with a sales gallery and show units open. You can watch the build quality and pace of Towers A and B before committing to Lucean Bay.
The concept: wellness and community
Lucean Bay is pitched as a home for long, healthy, year-round living rather than a holiday flat. According to the agency description, the concept rests on four ideas:
Health partnership: residents get access to a partner programme with Bangkok Hospital Pattaya, with selected health benefits, discounts and priority services.
Pet-friendly living: a dedicated pet area and even a pet swimming pool.
Community: space for residents to grow organic vegetables and fruit, plus a café, co-working and party rooms.
Wellness facilities on two levels: onsen, sauna, yoga and pilates, a running track and two panoramic pools.
Unit types and current prices
The only published price list we found comes from a Slovak agency (1.BCR Real Estate Thailand), quoted in euros and including the agency's commission. Prices bought directly in baht may differ.
One-bedroom
31.35 sqm and 41.03 sqm
31.35 sqm, floor 17: €137,200, about 5.2 million baht, roughly 166,000 baht per sqm
41.03 sqm with balcony, floor 11: €166,300, about 6.3 million baht, roughly 154,000 baht per sqm
Two-bedroom
77.3 sqm to 90.56 sqm
77.3 sqm with balcony, two bathrooms, floor 11: €313,300, about 11.9 million baht, roughly 154,000 baht per sqm
79.73 sqm, floor 15: €340,470, about 12.9 million baht, roughly 162,000 baht per sqm
90.56 sqm, floor 51: €577,625, about 21.9 million baht, roughly 242,000 baht per sqm
Penthouses
up to about 130 sqm
Penthouses are part of the offer; prices were not published in the material we found.
How this compares: asking prices in Phase 1, Skypark Lucean, average roughly 168,000 to 175,000 baht per sqm according to Hipflat and Thinkofliving. Mid-floor Lucean Bay units are quoted at a similar or slightly lower level, while high floors carry a large premium. The view, floor and orientation drive the price far more than size.
Facilities, level by level
Ground level
Lobby and reception, café, co-working space
Gardens and relaxation areas, mini golf
Pet area and pet pool
24-hour security
Floor 5: wellness deck
Panoramic swimming pool and running track
Fitness centre, yoga and pilates studio
Separate male and female onsen, sauna
Kids' room
Floor 50: social deck
Second panoramic swimming pool
Golf simulator, bar, karaoke room
Party and meeting space
Rooftop
Garden with barbecue area
Outdoor yoga space and lounge
Location: Jomtien Second Road
Jomtien is Pattaya's long, relaxed southern beach, popular with families, long-stay residents and European and Russian buyers. Lucean Bay sits on Jomtien Second Road, one street back from the beach road, so you get the beach a short walk away without being in the busiest strip.
Jomtien Beach: about 200 metres
Restaurants, cafés, shops and the Jomtien night market: nearby
Central Pattaya, Terminal 21 and Central Festival: roughly 10 to 20 minutes by car, depending on traffic
Bangkok: about 150 km, roughly two hours by car via Motorway 7
U-Tapao airport: about 40 km south
Honest positioning: this is not a beachfront building, and Jomtien Second Road is a busy, built-up street. Several high-rises already stand or are rising nearby, including Lunique's own Tower A, so lower floors and some orientations may not get open sea views. Ask for the view study for your exact unit.
Longer term, the Eastern Economic Corridor (EEC) supports demand across the region, including the expansion of U-Tapao airport and the planned high-speed rail link to Bangkok's airports, currently expected around 2029 to 2030. Treat these as long-term tailwinds, not guarantees.
What it costs to own
Common fee and sinking fund: not yet published for Lucean Bay. As a reference, comparable new Jomtien towers such as Arom Jomtien charge 70 baht per sqm per month and a one-time 700 baht per sqm sinking fund.
Transfer costs: 2% transfer fee, plus specific business tax or stamp duty and withholding tax; the split between buyer and developer is set in the contract.
Furniture: included, according to the listing, which removes a significant start-up cost for rental owners.
Return potential: rent, resale and off-plan risk
Rental context: one-bedroom units in newer Jomtien high-rises currently rent from about 18,000 to 35,000 baht per month, depending on building, floor and view.
Illustrative long-term rental, 41 sqm one-bedroom
Purchase price: about 6,320,000 baht
Assumed rent: 22,000 baht per month, so 264,000 baht per year, which is about 4.2% gross
Less common fee, assumed at 70 baht per sqm: about 34,500 baht
Less one and a half months of vacancy: 33,000 baht
Less agent or management fees of about one month: 22,000 baht
Less maintenance and insurance: assumed 20,000 baht
Net: about 154,500 baht per year, which is about 2.4% net
All figures are assumptions for illustration. A Banyan-managed rental programme, if offered, could change the result in either direction once its fees are known.
What supports the investment case: a fresh foreign quota in a new tower, at a time when Phase 1 had only around 13 to 15% of its foreign quota left in 2025; furnished delivery; strong wellness facilities; Jomtien's steady long-stay demand; and the ability to watch Phase 1 being built first.
What to weigh honestly: Jomtien has a large supply of new high-rise condos, which caps rents and slows resale. Net yields for new Jomtien units are modest. Lucean Bay works best as a long-hold lifestyle purchase with steady rental income, not as a quick flip.
Off-plan risks: construction is listed to start in 2028, with completion in Q4 2031, so you will wait five years. Before paying a deposit, ask for the building permit status, the contractual completion date, the late-delivery penalty and a payment schedule tied to construction milestones. Be cautious with guaranteed-return offers: in 2025, Phase 1 offered a 6% guarantee for three years on Tower B units. Such guarantees are usually priced into the purchase price and end after the guarantee period.
Short-term rentals: renting a condo by the day or week (under 30 days) without a hotel licence breaches Thailand's Hotel Act, and condominium rules usually prohibit it too. Plan around monthly or longer tenants.
Foreign ownership
Lucean Bay is a condominium, so foreigners can buy units freehold in their own name within the 49% foreign quota.
The purchase money must be transferred into Thailand from abroad in foreign currency, and your bank must issue a Foreign Exchange Transaction (FET) form. The Land Office needs it to register a foreign-quota unit.
Confirm in writing that your specific unit is allocated to the foreign quota.
Never use nominee arrangements to buy a Thai-quota unit; it is illegal and carries fines, imprisonment and forced sale.
Have an independent Thai lawyer review the reservation and sale agreements before you pay.
Who is Lucean Bay for?
A strong fit
Long-stay residents and retirees who value health services, onsen and a quiet beach
Pet owners looking for a genuinely pet-friendly tower
Buyers who missed the foreign quota in Phase 1
Patient investors seeking a furnished, long-term rental unit near the beach
Families, thanks to the kids' room, gardens and pools
Probably not the right fit
Buyers who need to move in within the next five years
Investors seeking high net yields
Those who want a true beachfront address
Investors planning daily holiday rentals
Why choose LUCEAN BAY
200 metres to the beach in one of Pattaya's most popular long-stay areas
A developer you can watch: Phase 1 is being built right next door
A fresh foreign quota in a new tower
Two sky pools on floors 5 and 50, plus a rooftop garden
Wellness at the centre: onsen, sauna, yoga, running track and a Bangkok Hospital Pattaya partnership
Truly pet-friendly, with a pet area and pet pool
Fully furnished delivery, ready to live in or rent out
Entry from about 5.2 million baht for a one-bedroom
Buyer checklist before you reserve
Confirm that Lucean Bay is Phase 2 (Tower C) of the Lucean development and on which title deed it sits
Ask whether Banyan Group branding, management and club membership apply
Request the EIA approval, building permit and contractual completion date with penalties
Get the official baht price list and compare it with agency prices quoted in other currencies
Ask for the common fee and sinking fund in writing
Check the view study, floor, orientation and quota of your unit
Review the furniture and appliance package included
Read any guaranteed-return offer carefully, including who pays and what happens after it ends
Plan your FET transfer with your bank before the first payment
Want the official price list and floor plans?
Casa Pattaya can request the developer's current baht prices, compare Lucean Bay with Phase 1 and other Jomtien projects, arrange a visit to the sales gallery and connect you with independent lawyers. We work in English, Hebrew, German, Russian and Thai.
Sources: Lunique Real Estate announcements for Skypark Lucean (2023 to 2025) via Travel Daily News, The Big Chilli, The Thaiger and skyparklucean.com; REM Thailand (2024) on EIA status; Lucean Bay listing by 1.BCR Real Estate Thailand on ZoznamRealit.sk (2026); Hipflat, Thinkofliving and DDproperty for Jomtien price and fee benchmarks; Wikipedia for distances to U-Tapao; Forbes Thailand for distance to Bangkok. Where sources disagree, both figures are shown.
Disclaimer: this article is for general information only and is not legal, tax or financial advice. Off-plan specifications, prices, fees and timelines can change and must be confirmed in the developer's official documents before any payment. Currency conversions are approximate.