The mixed-use complex Grand Jomtien Beach Pattaya, developed by A.D. Houses Co., Ltd., was completed in 2020. Today, it is a fully occupied property on the secondary real estate market — a two-tower, 30-story complex in central Jomtien, targeting tourists and budget investors.
The project does feature panoramic glazing and stylish architecture typical of the mid-2010s. However, it’s important to understand this is no longer a new build, but a building over 5 years old, requiring careful inspection before purchase.
Current Condition (2025)
According to FazWaz and DDproperty, key considerations include:
- Technical condition: potential wear of elevators, plumbing, and electrical systems;
- Sinking Fund: check balance and contribution schedule;
- HOA Management: average service quality; complaints about cleaning and maintenance;
- Facilities: pool, gym, playground — functional but unchanged since 2020;
- Sea views: available in 70–80% of upper-floor units; partial or blocked on lower floors.
No ESG certification, solar panels, or smart home tech.
Resale Prices (2025)
Average resale prices:
- Studio (26–32 m²): 2.4 – 3.1 million THB;
- One-bedroom (35–45 m²): 3.7 – 4.5 million THB;
- Two-bedroom (50–65 m²): 5.8 – 7.2 million THB;
- Three-bedroom (70–75.6 m²): from 9.0 million THB.
Prices are lower than new builds, but require renovation budget (50,000 – 200,000 THB).
Rental & ROI
The complex is popular with short-term tourists:
- Average rent: 9,000 – 16,000 THB/month;
- Annual yield: 5.4–6.3% at full occupancy;
- Management: can be rented via Airbnb, Booking.com, or local agent.
High season (Nov–Apr) generates up to 75% of income.
Who Buys Today?
Demand structure (per REIC):
- Local investors: 43% — rental;
- Russians & CIS: 27% — seasonal base;
- Thais from provinces: 22% — investment;
- LTR residents: less than 5% — prefer modern projects.
Pros & Cons
✅ Pros:
- Good sea views (upper floors);
- Close to beach (~200 meters);
- 24/7 security, CCTV, parking;
- Lower price vs. new developments.
❌ Cons:
- No modern tech or eco-standards;
- High resident density (2 towers, 30 floors);
- Limited appeal to international buyers;
- Average HOA management quality.
Outlook 2025–2030
Expected:
- Stable demand from local and Russian-speaking investors;
- Possible major refurbishment via HOA fund;
- Maintaining status as budget entry-level investment;
- Gradual decline in liquidity as building ages.
"Grand Jomtien Beach is an entry point, not a destination," said FazWaz analyst Anuchit Chaiyavong. "It suits those looking for a simple way into Pattaya’s market, but not for long-term living."
Looking for a condo in Pattaya? My Thai Home helps you inspect the building, calculate rental ROI, and choose a reliable project. Your purchase should be informed.
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