Seaspire Jomtien: The Last Beachfront Project in Jomtien
Dusit Groups has launched pre-sales for the 49-story Seaspire Jomtien condominium - the last high-rise project with direct beach access in Jomtien. Construction is scheduled to start in the second quarter of 2025, with completion planned for the fourth quarter of 2028. The project includes 451 units on a 5,175 m² plot, with the main feature being its own water park with a lazy river and water slides on the ground floor.
Prices start from 5.55 million baht (approximately 172,000 USD) for a 29.75 m² studio. The average price per square meter is 164,929 baht. A freehold quota is available for foreigners: 49% of units can be registered as full ownership without company registration.
Layouts and Prices: From Studios to Two-Bedroom Apartments
Seaspire Jomtien offers three types of layouts. Studios range from 29.75 to 31.26 m², with prices starting from 5.55 million baht. One-bedroom apartments of 37.68-54 m² are priced between 7.43-10.38 million baht. Two-bedroom units are the most spacious: from 66.72 to 77.32 m², with prices ranging from 13.97 to 15.51 million baht.
All apartments are delivered fully finished, furnished and with built-in appliances. Ceiling height is 2.75 meters - higher than the standard 2.6 meters in most Pattaya condominiums. Each floor has only 11 units: four with frontal sea views, seven with side views.
Sample Calculation for Buyers
A 30.8 m² studio on the 15th floor costs 5.55 million baht. Reservation requires 100,000 baht, followed by a 30% down payment after 30 days (1.66 million baht). The remaining 70% (3.88 million baht) is paid in installments until completion. Total common fees are 70 baht/m² monthly (2,156 baht), sinking fund is 700 baht/m² one-time (21,560 baht). Transfer fee is 1% of the price (55,500 baht).
Infrastructure: Water Park, Onsen and Three Levels of Pools
The ground floor features a resort-style water park: lazy river, waterfalls, slides, and sun terrace. Also located here are a 12-meter-high lobby, restaurant, bar and entertainment area. Guest parking is on the ground floor, main parking on levels two through seven (178 spaces, 154 on hydraulic lifts).
The 22nd floor features an infinity pool for residents, children's pool, Japanese onsen, hammam, sauna and jacuzzi. The 23rd floor is dedicated to co-working space with meeting rooms, kids' club, games room and gym. The 47th floor offers a panoramic pool, rooftop bar and lounge areas. The 48th floor has a meditation garden, and the 49th floor features a sports zone with bay views.
Security includes facial recognition system and 24-hour video surveillance. The territory is fully gated, with access only for residents and pre-registered guests.
Location: Walking Distance to Beach and Shopping Centers
The project is located on Jomtien Beach Road in Nong Prue, Bang Lamung subdistrict. The sandy beach is 50 meters on foot. A bus stop with routes to central Pattaya is a two-minute walk away.
Makro, Lotus and Big C supermarkets are a five-minute drive away. Central Festival, Central Marina and Terminal 21 shopping centers are accessible within 15 minutes by car. Walking Street is 10 minutes away. Pattaya Beach and Cozy Beach are within a 10-15 minute radius. Utapao International Airport is 40 minutes away via the new Route 7 highway.
Comparison with Neighboring Projects
According to Keller Henson, the average price per square meter in new Jomtien condominiums is 145,000-158,000 baht. Seaspire Jomtien at 164,929 baht/m² is in the premium segment but remains the only beachfront project completing in 2028. The closest comparable is Copacabana 2 Coral Reef Jomtien from 158,500 baht/m², but it's located 500 meters from the sea.
Developer Dusit Groups: Experience and Reputation
Dusit Groups has been operating in the Thai market since 2010. The portfolio includes Pristine Park (Dusit Grand Park) projects in Pattaya, residential complexes in Bangkok and Phuket. The company specializes in high-rise condominiums with full management cycle: from construction to operation and rental management.
Architectural firm A35 Architect designed Seaspire Jomtien. The studio is known for projects in Pattaya and on the eastern coast, including condominiums with marine themes and resort infrastructure.
Purchase Conditions: Quotas, Installments and Registration
Foreigners can purchase apartments from the freehold quota (49% of total units). The remaining 51% are sold to Thais or through Thai company registration. Purchase under quota requires confirmation of foreign currency transfer from abroad (Foreign Exchange Transaction Form) for an amount not less than the apartment price.
Installment plans are valid for the entire construction period - until the fourth quarter of 2028. Interest rate is 0%. Payment schedule is tied to construction stages: after foundation pouring, frame construction, window installation, interior finishing. Final payment is upon key handover at the Land Office.
Buyers from Russia can pay via transfers through Thai banks (Bangkok Bank, Kasikornbank, Siam Commercial Bank) or international platforms like Wise, Western Union. Restrictions on currency transfers from Russia require advance consultation with banks - some transactions go through intermediate jurisdictions.
Investment Potential: Yield and Rental Demand
Pattaya remains one of Thailand's most visited resorts. According to the Thai Ministry of Tourism, in 2024 the region received about 8 million tourists, 15% of whom were long-term visitors (over 30 days). Demand for short-term rentals is consistently high: beachfront studios rent for 25,000-35,000 baht per month in low season, 40,000-50,000 baht in high season.
Expected gross yield for Seaspire Jomtien studios is 6-8% annually when renting through Airbnb or Booking.com. One-bedroom apartments attract long-term tenants (expats, remote workers) at rates from 35,000 baht per month. Two-bedroom units are in demand from families and groups, with rentals from 50,000 baht.
Capital appreciation is projected at 15-20% by completion. Limited supply of new high-rises on the Jomtien coast creates a shortage of premium properties. After construction completion, resale market prices typically exceed pre-sale prices by 10-15%.
Risks and Legal Considerations When Buying
Purchasing during construction carries the risk of delayed completion. Thailand has no mandatory buyer deposit insurance, so it's important to verify the developer's financial stability. Dusit Groups has completed projects, which reduces bankruptcy probability, but it's recommended to request copies of construction permits and work schedules from the agent.
When registering freehold, foreigners receive a Chanote document (Nor Sor 4) in their name. The apartment becomes full ownership without time limitations. If the freehold quota is exhausted, purchase is possible through a Thai company (registration cost 30,000-50,000 baht, annual maintenance 15,000-25,000 baht).
Transfer tax is 2% of cadastral value (usually split between seller and buyer). Stamp duty is 0.5%, business tax is 3.3% (if seller owned less than five years). In new developments, the developer covers all taxes except the transfer fee (1%).
What This Means for Pattaya Buyers
Seaspire Jomtien closes the last opportunity to buy a beachfront apartment in a new Jomtien high-rise project. Municipal restrictions on construction above 49 floors near the coast make such properties rare. Developers' next projects are already shifting to second and third lines or to Pratamnak and Na Jomtien areas.
For investors, the project offers a combination of high liquidity (beachfront, established developer) and price growth potential. Studios are suitable for short-term tourist rentals, one-bedroom apartments for long-term contracts with expats. Two-bedroom units are in demand from families planning to relocate to Thailand for several years.
Buyers from Russia should consider difficulties with currency transfers. It's recommended to open an account at a Thai bank in advance (possible with Non-O or Elite visa) or use intermediary services. Alternative - cryptocurrency payment through OTC platforms, but such transactions require developer approval and legal support.
The Pattaya market is recovering faster than Phuket and Samui post-pandemic due to proximity to Bangkok and developed infrastructure for long-term living. Beachfront projects show stable demand among both end buyers and investors. Seaspire Jomtien occupies a niche between the mass segment (studios from 2-3 million baht away from the sea) and ultra-premium (villas and penthouses from 20 million baht), making it accessible to average investors with a 5-10 million baht budget.
