Project data
DeveloperSea Sky Premium Asset Co., Ltd
LocationPratumnak Soi 5, Pattaya
Buildings / Units2 buildings / 127 units
Floors20 floors
Starting price฿6,750,000 (~$186,000)
Maximum price฿15,560,000
Price per sqm฿169,000/sqm
Distance to beach50–70 metres
Completion2029
Foreign ownershipForeign Quota (49%)
Location — Why Pratumnak is irreplaceable
Pratumnak Hill is widely called the "Beverly Hills of Pattaya" — the city's most prestigious residential neighbourhood, combining low-traffic seclusion with immediate access to all of Pattaya's amenities. In 2026, Bamboo Routes identifies Pratumnak Hill as one of Pattaya's three clearest gentrification hotspots, driven by foreign demand, limited supply, and lifestyle appeal.
Sea Sky sits on Pratumnak Soi 5, just 50–70 metres from Yinyom, Pratumnak, Paradise, and Dongtan beaches — a location that is genuinely irreplaceable, as virtually no beachfront land remains available in this area. The project is expected to be one of the last high-rise condominiums ever approved on Pratumnak.
Cosy BeachWalking distance
The Sky GalleryWalking distance
Central Pattaya7 min (car)
Royal Garden Plaza7 min (car)
Terminal 21 Pattaya10 min (car)
Walking Street8 min (car)
U-Tapao Airport38 min (car)
Bangkok~105 min (car)
Location scarcity
Sea Sky is expected to be one of the last high-rise condominiums ever permitted in the Pratumnak area. Beachfront land here is essentially exhausted — this structural supply constraint supports long-term capital appreciation regardless of short-term market cycles. Source: Gecko Properties, Pearl Property 2026.
Investment returns — global comparison
Gross rental yield averages — Global Property Guide, Bamboo Routes (2025–2026)
Pattaya Beachfront Premium
7–10%
Sea Sky potential
A beachfront condo on Pratumnak with 100% sea-facing units, just 127 total residences, and no future competition from new supply: projected Gross Yield of 7–10%+ per year for professionally managed units. Early-bird buyers may also capture 20–30% capital appreciation before the 2029 completion, consistent with comparable off-plan projects in this area.
Purchase costs for foreign buyers
Transfer fee2% 50/50
Specific Business Tax (SBT)3.3% Seller <5 yrs
Stamp duty0.5% Seller ≥5 yrs
Sinking Fund500 ฿/sqm one-time
Total costs~5–7% of purchase price
Foreign Quota
Foreign buyers hold full freehold title via Foreign Quota — up to 49% of total floor area, with full rights to sell, rent, and inherit.
Investment summary
Sea Sky Pattaya combines rare investment fundamentals: beachfront Pratumnak location with exhausted land supply, just 127 boutique residences, 100% sea-facing design, and expected last-ever high-rise approval in the area. These factors support both long-term rental yield and capital appreciation.
Key risks: off-plan project (2029 delivery) — construction timeline uncertainty, exchange rate exposure, and actual rental yields dependent on management quality and market conditions at the time of delivery.
For informational purposes only. Past performance does not guarantee future returns. Always conduct independent due diligence and consult qualified advisors before investing.
