NovAquarous Jomtien Pattaya
Aquarous Jomtien Pattaya is a large high-rise condominium under construction in Jomtien, positioned inland around Bun Kanjana rather than directly on the beachfront.
PattayaBased on developer material
renderFrom 4,190,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium
- Where
- Soi Bun Kanjana, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Under construction · 2027
- Price
- From ฿4,190,000guide price, final by unit
- Transparency
- 10 facts confirmed · 3 to verify
Why this project is worth a look
Two towers, one project
Aquarous combines 44- and 47-storey towers within one 606-home development. The scale makes a broad amenity programme possible, but it also means more neighbours, heavier use of lifts and common areas, and a more demanding building-management job after completion. It is a format choice rather than an automatic advantage. Buyers who want a quiet boutique building may find it too large; buyers who value a self-contained resort-style environment may see the same scale as a benefit.
Room to move up
The official product range goes far beyond compact holiday apartments. Two-bedroom options extend to 141.30 sqm, three-bedroom homes to 173.80 sqm, and the penthouse reaches 315.90 sqm. That makes the project relevant to families, long-stay residents and people who need a real work-from-home setup. Because several categories cover wide size bands, the useful comparison is not simply one unit type against another; it is the actual plan, orientation and price of the individual apartment.
Amenities are zoned
The family, pool and wellness programme is concentrated around the third-floor Aqua Club, while the view-led fitness and lounge areas sit on floors 43–44. That separation can make the building work better than a scheme where every activity competes for the same podium deck. It also creates a substantial maintenance burden, so buyers should look beyond the launch renders and understand the recurring budget needed to keep pools, wellness rooms, play areas and upper-floor facilities operating well.
Construction has substance
AssetWise's July 2026 update showed the structure at 76.55%, with foundations effectively complete and architectural and MEP work already under way. This does not remove construction or completion-date risk, but it gives buyers a measurable snapshot instead of an early pre-launch promise. The payment schedule should be reviewed alongside actual progress so that the timing of cash outflows is understood before the contract is signed.
Quota beats the headline
For a foreign buyer, seeing 'freehold' in an advertisement is not enough. Foreign freehold ownership is limited by the statutory 49% quota, and AssetWise's public project page does not provide a live quota balance for individual units. The safer sequence is to choose a unit number, obtain written confirmation of the ownership quota available for that unit, and only then compare the final price and payment terms.
About the project
Aquarous Jomtien Pattaya is a large high-rise condominium under construction in Jomtien, positioned inland around Bun Kanjana rather than directly on the beachfront. The scheme has two towers of different heights, 44 and 47 storeys, with 606 residential units and five commercial units. That scale matters. This will not feel like a boutique building with a few dozen neighbours; it is designed as a substantial resort-style community with common facilities spread across the ground level, a third-floor club deck and the upper floors. The official project map places it in Nong Prue, Bang Lamung, while major property portals put Jomtien Beach at roughly half a kilometre to a little over that depending on the route. The beach is genuinely close, but buyers should not confuse that with a first-row beachfront address.
There is also an important corporate detail behind the marketing name. AssetWise presents and develops Aquarous under the AssetWise brand, while the project's official terms name Wise Estate 20 Co., Ltd. as the project owner. AssetWise's investor website and Thai capital-market disclosures state that AssetWise Public Company Limited owns 99.97% of Wise Estate 20. For a buyer, this is practical due-diligence information rather than corporate trivia: the legal entity on the reservation, sale agreement, payment instructions and transfer documents should match the current transaction documents. The same official terms identify title deed numbers 61671 and 89801 and state that the project has EIA approval and construction permit No. 5/2568.
Read moreShow less
Construction is already well beyond the opening phase. AssetWise's July 2026 progress update records piling at 100%, foundations at 99.77%, structural work at 76.55%, architectural work at 28.28% and MEP work at 34.15%, while exterior work was still shown at 0% at that snapshot. This gives a more useful picture than a generic 'under construction' label: the main structure is materially advanced, but a large amount of envelope, fit-out, systems integration and commissioning work remains before handover. AssetWise's current public communication points to Q4 2027, and the project's official terms say approximately November 2027. A buyer should therefore treat Aquarous as an off-plan/under-construction purchase rather than a near-term move-in option.
The official unit mix starts with one-bedroom homes rather than studios. AssetWise's brochure lists ten product types: three one-bedroom formats from 34.70 to 76.40 sqm, four two-bedroom formats from 79.75 to 141.30 sqm, two three-bedroom formats from 130.10 to 173.80 sqm, and a 315.90 sqm penthouse. That is a broad ladder for one Pattaya condominium. A buyer can stay within the same project concept while moving from a compact holiday base into layouts that make more sense for permanent family use. The type name alone, however, is not enough to choose a unit. Several categories cover wide area ranges, and the real decision is about orientation, floor, actual view corridor, distance from lifts and service rooms, and how efficiently the specific plan uses its square metres.
The amenity programme is one of the clearest reasons to put Aquarous on a shortlist. The ground floor is planned with commercial units, landscaped areas and several lounge spaces. The third-floor Aqua Club concentrates pools, family facilities, a games area, collaborative workspace and wellness rooms. Higher up, the Cloud Club on floors 43–44 adds a sky pool, lounge, fitness areas, yoga, boxing/circuit training and a bike simulator. The practical advantage is zoning: family activity is largely kept on a dedicated club level, while the upper floors are used for view-oriented fitness and relaxation. The trade-off is equally clear. A complex amenity programme creates ongoing maintenance obligations, and its quality several years after handover will depend heavily on the condominium juristic person's budget and management discipline.
Current market profiles repeatedly quote a common-area fee of THB 67 per sqm per month and a one-time sinking fund of THB 500 per sqm. AssetWise's own terms confirm that owners must pay sinking-fund contributions, common-area fees, taxes and other charges, but they do not publish those two rates on the terms page. The THB 67 and THB 500 figures are therefore useful for budgeting rather than something to treat as the final contract schedule. Buyers of the larger two- and three-bedroom units should ask for the current fee sheet before reserving and clarify advance-payment requirements, parking arrangements, metered utilities and whether any facilities or services will carry separate charges.
Pricing needs the same level of care. AssetWise's current terms advertise THB 4.21M for four specified 34.70 sqm one-bedroom units and explicitly limit that price to the Thai quota. DDproperty has a lower current listing at THB 4.19M for a 34.7 sqm one-bedroom unit; the listing is marked freehold, but the public page does not establish that the exact unit is available to a foreign buyer within the foreign freehold quota. The sensible way to use the headline number is as a market floor, not as a promise. For a foreign purchaser, a workable quotation needs three pieces of information at the same time: the exact unit number, its current selling price, and the ownership quota available for that unit.
Taken as a whole, Aquarous is more interesting for the combination of a full resort-style facility programme and genuinely large family layouts than for a simple 'near the beach' message. The compromises are just as visible. Six hundred and six homes create a busy community, construction is still ongoing, the final retail mix and operating environment are not yet known, and a sea view has to be verified from the specific apartment rather than assumed from the project name. Buyers willing to compare actual units, ownership quota, contract terms and running costs have a wide range of options here. Buyers looking for an uncomplicated purchase based on a rendering should first narrow the project down to a small number of unit numbers and compare those units directly.
Gallery
Visuals from the project’s materials. The built result and the finishes can differ.
Ownership format
A foreign buyer can hold a condominium unit in freehold only within the statutory foreign quota, capped at 49% of the total unit area in the registered condominium. If foreign freehold quota is unavailable for the selected unit, leasehold is commonly considered in the market, but the actual structure at Aquarous Jomtien Pattaya must be confirmed for the chosen unit and contract. AssetWise's public project materials do not publish a live unit-by-unit foreign-quota balance.
Unit types & sizes
The smallest official format and the project's entry point by size. It can work for a single resident, a couple or a part-time holiday home; storage, kitchen usability and the actual view from the specific unit matter more here than the product label.
A more generous one-bedroom category with a wide size range. Two units carrying the same name can differ materially in living-room proportions, kitchen layout, balcony size and storage, so the individual floor plan needs to be checked.
The largest one-bedroom family. At the upper end, its area overlaps with smaller two-bedroom homes in other projects, so buyers should compare lifestyle function and unit-specific pricing rather than bedroom count alone.
The first full two-bedroom category. It can suit a small family or buyers who need a guest room or office; compare the balance between the two bedrooms and the location of service cores on the actual plan.
A two-bedroom size that can support permanent living rather than just short stays. The extra square metres are most valuable when they improve living areas, storage and circulation, so layouts within the range should be compared rather than treated as interchangeable.
A large two-bedroom option for a family or a couple needing separate work and guest functions. At this size, area-based common fees become more meaningful, so running costs should be considered alongside the purchase price.
A fixed large two-bedroom format. It is worth comparing not only with other two-bedroom units in Aquarous but also with the smaller three-bedroom plans: the decision is whether a third enclosed room or larger shared living space matters more.
The core three-bedroom category for buyers who prioritise separate rooms. Some two-bedroom units in the project are similar in total area, so the real distinction is the room distribution and level of privacy rather than headline size.
A large three-bedroom home aimed more naturally at long stays or full-time family use. At this budget level, orientation and view protection deserve careful checking; paying a high-floor premium only makes sense when the actual sightline of the unit is understood.
The largest official product in the project. AssetWise has said there are only three penthouse units and markets them around their views, but the actual floor, orientation, specification and contractual inclusions still need to be checked unit by unit.
AssetWise's official brochure lists ten types from 34.70 to 315.90 sqm and does not include studios. DDproperty carries a roughly 35 sqm listing labelled as a studio; because that conflicts with the official product matrix, it is not treated here as a separate unit type. AssetWise also reserves the right to adjust layouts and areas, so the current plan for the exact unit number should be used before reservation. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
26 amenities
Pools and water
- lazy pool
- fun pool
- beach pool
- sky pool
Family and work
- kids club
- playground
- family lounge
- game arcade
- collaborative workspace
Fitness and wellness
- sky fitness
- yoga
- boxing and circuit training
- bike simulator
- onsen
- steam room
- sauna
Lounges and garden
- aromatic garden
- tea lounge
- residence lounge
- library lounge
- sky lounge
On site
- 5 commercial units
- access control
- CCTV
- 24-hour security
- parking
How the tower is arranged
- Ground floorCommercial units, garden and several lounge spaces
- 3rd floorAqua Club with pools, family facilities, games, workspace and wellness
- Floors 43–44Sky pool, lounge, fitness, yoga and training areas
Location
- The official project address is Bun Kanjana, Nong Prue, Bang Lamung, Chon Buri 20150. AssetWise's project map links to a location at approximately 12.8887808, 100.882312.
- Jomtien Beach is close, but the project is not first-line beachfront. DDproperty and FazWaz put the beach at roughly 500–600 metres. That is usually walkable, although buyers should test the actual route in Pattaya heat, rain and local traffic rather than judging the distance on a map alone.
- AssetWise lists Makro South Pattaya at about 3 km, Lotus South Pattaya at 3.7 km, Outlet Mall Pattaya at 3.8 km and Central Pattaya at 6.9 km. These are useful orientation distances, not promises of drive time.
- The Jomtien position is naturally stronger for a beach and resort lifestyle than for someone who expects to walk into central Pattaya every day. For many routine trips, a car, taxi or motorcycle taxi will be more practical than relying entirely on walking.
Address / landmarkSoi Bun Kanjana, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand
The map loads from OpenStreetMap on request.
The circle shows the project’s approximate location; we confirm the exact address and the plot boundaries when you get in touch. © OpenStreetMap contributors.
Price & purchase terms
- Current price: From THB 4.19M based on a current DDproperty listing for a 34.7 sqm one-bedroom unit checked on 15 August 2026. This is a lower market anchor, not a guaranteed foreign-quota price. AssetWise's own current terms separately show THB 4.21M for four specified one-bedroom units and explicitly state that this offer is for the Thai quota only. Availability, quota status and the final price of the selected unit need to be confirmed before reservation.
- Expected completion: Q4 2027
We show the lowest of the prices the brokerage boards publish: their figures for the same unit differ by a few per cent, and none of them is the developer’s price list. We ask the developer for the current price, availability and payment terms on the unit you are looking at, and go through them with you personally.
How the payments run
- ReservationFrom THB 100,000; amount varies by unit type
- Contract30% for foreign quota in multiple specialist sources
- During construction20%; instalment count and dates need confirmation in the current offer
- Handover and transfer50% for foreign quota in multiple specialist sources
Project stage — what we know
Under construction. Handover declared for 2027.
Before booking check escrow, real timeline and the developer track record.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 10 documented key facts; 3 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Is this project right for you?
Tick what describes you — we will show whether this may be a fit. Honest, without gloss.
Your selections are not saved anywhere. This is a decision aid, not an assessment.
Best for: Buyers who want a new high-rise condominium in Jomtien close to the beach but do not require a first-row beachfront site. The location offers a resort-oriented setting while sitting slightly inland within the neighbourhood.; Families or couples who need more space than the typical compact resort apartment. Aquarous has a genuine ladder of two- and three-bedroom layouts up to 173.80 sqm, plus penthouses.; Residents who expect to use pools, fitness, family, work and wellness facilities rather than simply paying for them. The larger the share of the amenity programme you will actually use, the easier it is to justify the operating cost of a facility-heavy project.; Foreign buyers who are prepared to verify the foreign quota for an exact unit number before focusing on price and contract terms. That is particularly important here because AssetWise's lowest current official offer is explicitly for Thai quota units.; Under-construction buyers who can wait until Q4 2027 and understand that the handover date remains a future contractual target rather than a completed fact.; may not suit: Anyone who needs a completed apartment now. The project remains under construction and the official completion window is still in 2027.; Buyers looking for a small, quiet building with very few neighbours and a simple amenity budget. A 606-unit, facility-heavy complex is the opposite format.; Buyers who insist on true first-line beachfront access. Aquarous is close to Jomtien Beach, but there is still an urban walk between the building and the sand.; Buyers whose priority is keeping recurring ownership costs as low as possible. Pools, wellness, sports and family facilities require ongoing funding; the current market reference for the common fee is THB 67 per sqm per month.; Anyone buying primarily for a sea view but unwilling to check the exact orientation. The view depends on tower, floor and unit number; the project name cannot guarantee it..
What we confirm before booking
A short, specific to the project list. We request these from the developer and go through them with you before any payment.
- the payment schedule and the booking fee as they stand today
- the legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual handover date in the SPA — the page shows the date from the project’s materials
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- The THB 4.19M lower market listing is marked freehold, but the public listing does not confirm foreign-quota status. AssetWise's own THB 4.21M offer is explicitly Thai quota only, so a foreign-buyer price must be obtained for the exact unit.
- Specialist agencies broadly agree on a 30% + 20% + 50% foreign-quota structure, but disagree on the number of construction instalments: both five instalments and 14 monthly instalments are published. AssetWise's current public terms do not show the detailed schedule.
- For completion timing, current AssetWise communication uses Q4 2027, the official terms say approximately November 2027, and FazWaz lists October 2027. Until one current handover month is confirmed, Q4 2027 is the safer public wording.
FAQ
What does a unit in Aquarous Jomtien Pattaya cost?
From 4,190,000 THB — per broker listings. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Is there a payment plan for Aquarous Jomtien Pattaya?
reservation — From THB 100,000; amount varies by unit type; contract — 30% for foreign quota in multiple specialist sources; during construction — 20%; instalment count and dates need confirmation in the current offer; handover and transfer — 50% for foreign quota in multiple specialist sources.
When is Aquarous Jomtien Pattaya due for completion?
Q4 2027. The contractual handover date is fixed in the SPA.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Developer's official site checked 15.08.2026
- Developer's official site checked 15.08.2026
- Developer's official site checked 15.08.2026
- Developer's official site checked 15.08.2026
Read next
Related
Mark Erometskiy
Thailand property expert (Pattaya, Phuket and Bangkok), co-founder of Bomi Home. Will help with the unit, ownership, stage and terms before you decide.
Ask about Aquarous Jomtien Pattaya →Need help with a specific project?
Send the project name, a link or a written offer. We can match the exact property, seller, title route, stage and current unit terms before you decide.
Informational, not a public offer or personal investment, legal or tax advice. Price, availability, payment terms and guaranteed-return/buyback conditions are confirmed per unit with the developer and their contract.