Two Major Developers Launch Condominiums with Completion in 2028-2029
In Pattaya, sales have simultaneously started in two large-scale projects - Zenith 2 by Strong Family Home and Grand Solaire Noble by SLR Development. Both complexes are at the active construction stage, with starting prices from 3.3 million baht, and completion scheduled for the fourth quarter of 2028 and 2029 respectively. Grand Solaire Noble offers 1,750 units, making it one of the largest launches of the year in the Eastern Seaboard region.
Zenith 2: Continuation of Strong Family Home's Line with Completion in Q4 2029
Strong Family Home is bringing the second phase of the Zenith project to market. The complex is being built with completion planned for the fourth quarter of 2029. Starting prices are set from 3.9 million baht. The developer positions the project as a continuation of the successful first phase, maintaining the architectural concept and level of finishing.
The project is at the active construction stage - "Under Construction" status confirmed by official sources as of July 2026. The exact location and number of units are not disclosed in open data, however the first phase of Zenith was located in the East Pattaya area, which suggests similar placement for the second phase.
For buyers at the construction stage, a standard payment scheme applies: reservation deposit of 50,000-100,000 baht, first payment of 10-30% within 30 days after contract signing, followed by installments until key handover. Strong Family Home is not among Thailand's top 10 largest developers, but has completed projects in Pattaya and Rayong.
Grand Solaire Noble: 1,750 Units by SLR Development with Prices from 3.3 Million Baht
SLR Development is launching Grand Solaire Noble - a complex with 1,750 apartments at a base price from 3.3 million baht. Construction completion is scheduled for the fourth quarter of 2028. The volume of supply makes the project one of the largest launches of 2026 in Pattaya: for comparison, an average new condominium in the city has 200-400 units.
SLR Development specializes in mid-budget projects for Thai buyers and investors. The Grand Solaire line includes several completed complexes in Pattaya and Bangkok. Noble in the name indicates an attempt at positioning above the standard line, however the starting price of 3.3 million baht remains in the mass market segment.
The project is under construction with confirmed status as of mid-2026. All 1,750 units are listed for sale, indicating a full launch of the marketing campaign. The location is not detailed in open sources, however SLR's previous projects in Pattaya were located along Sukhumvit Road and in the Jomtien area.
Purchase Terms at Construction Stage: Installments, Quotas and Registration
Both projects are sold under the standard pre-sale scheme. The buyer pays a reservation deposit, signs a preliminary sale and purchase agreement with the developer, and pays the cost in installments until registration of ownership at the Land Office. Final transfer occurs after obtaining occupancy permission from local authorities.
For foreign buyers, the key condition remains availability of the foreign quota in the building. Under the Condominium Act, foreigners can own no more than 49% of the total registered area of all units in a project. In large complexes like Grand Solaire Noble, the quota is usually distributed quickly, especially for lower floors and studios.
When registering ownership, a foreign buyer must provide a bank certificate of funds transfer from abroad in foreign currency - Foreign Exchange Transaction Form (FET) or equivalent. Without this document, the Land Office will not register the transaction in the foreigner's name. The transfer must be made with payment purpose "condominium purchase".
Taxes and Fees When Buying New Construction: Who Pays in 2026
When buying a new apartment directly from the developer, the distribution of taxes and fees is regulated by the Condominium Act. The buyer pays a maximum of half the transfer fee - 1% of the assessed value of the unit. All other mandatory payments are borne by the developer.
Specifically:
| Payment | Rate | Who Pays (New Construction) |
|---|---|---|
| Transfer Fee | 2% of assessed value | 1% buyer, 1% developer |
| Specific Business Tax | 3.3% | Developer |
| Stamp Duty | 0.5% | Developer (if SBT does not apply) |
| Withholding Tax | 1% | Developer |
Specific Business Tax applies if the seller owned the property for less than five years. For a developer selling a new building, this condition is always met. Stamp duty is charged only if SBT does not apply - in the case of new construction this is excluded.
In practice, when buying an apartment worth 3.5 million baht, the buyer will pay about 35,000 baht in transfer fees on the day of transfer. The developer will pay the remaining 35,000 baht in fees plus 115,500 baht in specific business tax plus 35,000 baht in withholding tax - a total of 185,500 baht. The total tax burden will be 220,500 baht, of which 84% falls on the seller.
Annual Expenses: Land and Buildings Tax, Utility Payments, Funds
Since 2020, Thailand has had a land and buildings tax, which replaced the previous house and land tax. For residential property, the rate is 0.02-0.10% of assessed value depending on the range. Foreign condominium owners are not entitled to the primary residence exemption available to Thai citizens registered at the apartment address.
For a typical condominium in Pattaya with an assessed value of 5-15 million baht, the annual tax will be 1,000-3,000 baht. Notification arrives in February, payment must be made by April 30. Late payment incurs penalties of 10% before official demand, 20% after, plus 1% per month.
In addition to tax, the owner pays:
- Monthly contribution to the management company (Common Area Maintenance) - 30-60 baht per m² per month.
- Contribution to the sinking fund - one-time payment upon purchase, usually 500-1,000 baht per m².
- Utilities - water, electricity, internet by meter.
- Building insurance (included in CAM) and personal property insurance (optional).
For a 35 m² apartment, the monthly management fee will be 1,050-2,100 baht, annual tax about 1,000 baht, one-time sinking fund contribution at purchase 17,500-35,000 baht. Total annual burden excluding utilities - about 13,000-26,000 baht, or 1.1-2.2% of the apartment cost of 3.5 million baht.
Extension of Preferential Transfer Fee Rates Until June 2027
The Thai government has extended the program to reduce transfer fees for another year. A Cabinet resolution dated June 30, 2026, published in the Government Gazette on July 1, 2026, establishes reduced rates until June 30, 2027.
Preferential conditions apply to the purchase and mortgage registration of the following types of real estate: detached houses, semi-detached houses, townhouses, commercial buildings, land plots transferred together with such buildings, and condominiums. Mandatory conditions: purchase price, official assessed value and mortgage amount must not exceed 7 million baht, the buyer must be a Thai citizen.
Rates:
| Transaction | Standard Rate | Preferential Rate (until 30.06.2027) |
|---|---|---|
| Sale registration | 2% of assessed value | 0.01% of assessed value |
| Mortgage registration | 1% of loan amount | 0.01% of loan amount |
The preferential mortgage rate applies only if the mortgage is registered simultaneously with the sale. For foreign buyers, the program is unavailable - the requirement for Thai citizenship excludes non-residents. Zenith 2 and Grand Solaire Noble do not fall under this benefit for foreigners, since the starting prices (3.3 and 3.9 million baht) are within the limit, but the buyer must be Thai.
What This Means for Buyers in Pattaya
The launch of two large projects with completion in 2-3 years signals continued developer activity in the mid-budget segment. For a foreign investor, the key difference from buying ready-made housing is the need to wait until 2028-2029 and the risk of delayed completion. Strong Family Home and SLR Development are not among Thailand's first-tier developers, so it is recommended to check the history of completed projects and the company's financial stability before making a deposit.
Prices from 3.3 million baht are competitive for new construction in 2026, however ready-made apartments from major developers with immediate occupancy and already established infrastructure are available in the same range. The advantage of buying at the construction stage is interest-free installments and the ability to choose floor and layout. The disadvantage is frozen funds for 2-3 years and no rental income until completion.
The foreign quota in a project with 1,750 units theoretically amounts to up to 857 apartments, however the distribution of the quota by floors and unit types is controlled by the developer. In large complexes, the quota for studios and one-bedroom apartments on lower floors is exhausted faster. It is recommended to request written confirmation from the developer of available foreign quota for a specific unit before making a deposit - verbal assurances from sales managers have no legal force at the Land Office.
For buyers planning to rent out the apartment after completion, it is important to consider that yields in new complexes in the first 1-2 years after completion are usually below market due to the simultaneous release of a large number of units onto the rental market. In a project with 1,750 apartments, competition for tenants will be high, especially if a significant proportion of owners choose a short-term rental strategy.
