NovBaan Klang Suan
Baan Klang Suan is an established gated housing community in Takhian Tia, on the northern side of the wider Pattaya area. It is no longer a developer-led new-build proposition; the practical way to buy here is through the resale market.
PattayaBased on developer material
From 2,950,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Villa
- Where
- Map Wa Road, Moo 2, Takhian Tia, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Completed · 2012
- Price
- From ฿2,950,000guide price, final by unit
- Transparency
- 9 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Similar options in this city and budget
Compare before you decide — the same city and price level.
Why this project is worth a look
A visible resale market
Baan Klang Suan has enough active resale inventory across major portals to give buyers a real market to compare rather than a historic brochure price. FazWaz showed an asking-price floor around THB 2.95M at the time of checking, with larger or more extensively renovated houses priced materially higher. That is useful price discovery, but it also means every listing has to be normalised for plot size, usable area, additions, furniture and legal status before one house can be compared fairly with another.
Built for everyday households
The original plans were family-sized: three bedrooms, two or three bathrooms, Thai kitchens and off-street parking, with the semi-detached format around 160 sqm and detached designs around 210–232 sqm. The value proposition is therefore space and practicality rather than hotel-style amenities. Buyers who genuinely want to live in a house may appreciate that; buyers seeking a low-maintenance lock-up-and-leave product may find the upkeep burden less attractive.
What you see exists
This is a mature estate, so roads, landscaping, the communal pool, security arrangements and the general feel of the neighbourhood can be inspected today. There is no delivery risk in the off-plan sense. The uncertainty sits at house level instead: renovation standards, ageing systems, extensions and maintenance histories can differ substantially from one resale to the next. A technical inspection carries more weight here than a project sales presentation.
North-Pattaya practicality
The estate is better aligned with a north-Chon-Buri driving pattern than with a central beach lifestyle. Access toward Sukhumvit Road, Rong Po and Laem Chabang can be useful for households working around the port, industrial areas or the northern corridor. The location becomes much less compelling if the buyer expects daily errands, restaurants and the seafront to be comfortably walkable.
Title first, label second
Foreign buyers should treat portal ownership labels as marketing metadata, not legal conclusions. The selected plot’s title, registered owner, encumbrances and permissible transaction structure have to be checked before committing. The fact that a Thai buyer can acquire a house and land on a freehold basis does not by itself create the same route for a foreign individual.
About the project
Baan Klang Suan is an established gated housing community in Takhian Tia, on the northern side of the wider Pattaya area. It is no longer a developer-led new-build proposition; the practical way to buy here is through the resale market. That changes the nature of the decision. A buyer is not choosing between identical catalogue units but between individual houses that may have been renovated, extended or reconfigured over more than a decade of occupation. Detached houses, semi-detached homes and a small shophouse component were part of the original scheme. As checked on 14 September 2026, several active resales were visible across major portals, with the asking-price floor around THB 2.95M. Price alone is therefore a poor shortcut: condition, land documentation, renovation quality and the exact plot matter as much as the headline number.
The location works best for a car-based routine. Baan Klang Suan sits around Map Wa Road in Takhian Tia, Bang Lamung, north of central Pattaya and within the Rong Po / Laem Chabang side of the corridor. The scheme is described as roughly 2.5 km from Sukhumvit Road, with access toward Rong Po, Laem Chabang and the retail areas of northern Pattaya. That makes more sense for a household whose work, schools or daily errands are spread across northern Chon Buri than for someone trying to recreate a walkable beach-district lifestyle. The trade-off is straightforward: less immediate tourist infrastructure, but more house, private outdoor space and parking at price points that are often far below central Pattaya villa stock.
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The original housing mix gives a useful baseline for what the community was designed to offer. The original project material documented two detached three-bedroom formats of about 210 sqm and 232 sqm, both with three bathrooms, Thai kitchens and parking for two cars, on land starting from 50 and 60 sq wah respectively. The semi-detached format was around 160.22 sqm with three bedrooms, two bathrooms and land from 42.75 sq wah. A three-storey shophouse format also appears in the older project material. These are best treated as original design references rather than a promise that every resale still matches the brochure. Current listings show a wider spread of reported floor areas, which is exactly what one would expect after years of extensions, remodelling and different measurement practices.
The shared facilities are practical rather than resort-style. Multiple sources agree on a communal pool, clubhouse or common leisure building, landscaped or public garden areas, security and CCTV; DDproperty also lists a children’s play area. Some secondary databases mention a gym, but that detail is less consistently supported, so it should be verified on site before being treated as part of the current service package. Ongoing charges are another item that should not be copied from a single advertisement. Several active listings quote around THB 500 per month, while other agents have advertised annual charges of roughly THB 4,000 or THB 7,200. The correct figure for a selected house should be confirmed from the current community rules and payment records.
For a mature estate like this, due diligence is mostly about the specific asset rather than construction delivery. A serious inspection should cover roof and drainage condition, moisture, electrical and plumbing systems, termites, structural changes and the quality of any later extensions. The legal file matters just as much: the land title, registered owner, plot boundaries, encumbrances and any unpaid community charges need to match the sale. Foreign purchasers have an additional layer because a resale described as freehold does not automatically mean the land can be registered in a foreign individual’s name. Baan Klang Suan can make sense as a comparatively affordable family-house option in an established northern Pattaya community, but it should be bought as a real existing property with a history, not as a generic 'villa project' with standardised paperwork.
Ownership format
Listings market the houses as freehold property, but a foreign buyer cannot assume that the underlying land can be transferred into foreign personal ownership. The land title and the legal structure of the selected resale must be checked separately. A registered land lease combined with rights over the building is one route used in Thailand where the documents support it; direct foreign land ownership is limited to specific statutory exceptions and should never be inferred from a listing label.
Home types & sizes
One of the original family layouts, arranged over two floors with three bedrooms, three bathrooms, a Thai kitchen and parking for two cars. Treat this as the launch-era design specification, not a guarantee for every resale; extensions and later alterations should be checked against the house plan and land documents.
The larger original detached-house specification paired roughly 232 sqm of usable area with land from 60 sq wah, three bedrooms, three bathrooms, a Thai kitchen and two-car parking. Current resales may have extra rooms, enclosed terraces or enlarged floor area, so the individual property still needs to be measured and inspected.
This was the more compact original residential format: two storeys, three bedrooms, two bathrooms, a Thai kitchen and two parking spaces. Its size is close to some current resale listings, but the legal and physical status of the selected house — including whether it is detached or semi-detached and the exact plot boundaries — should be confirmed from the title and survey information.
The original scheme also included shophouses. A three-storey format is documented at about 144 sqm on land from 18 sq wah. It is not the main residential product considered here, but it explains why some databases classify Baan Klang Suan as a broader mixed housing scheme rather than a detached-house estate only.
The layouts above are original project formats, not a live inventory sheet. Resale advertisements now report usable areas from roughly 130 sqm to well above 230 sqm, and some go larger still. That can reflect extensions, renovation or different measurement conventions. Two houses should not be compared on the advertised square-metre figure alone; the plan, physical measurement and legal status of alterations need to line up. 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
6 amenities
Leisure and common areas
- communal swimming pool
- clubhouse
- shared landscaped areas
- children's play area
Security
- 24-hour security
- CCTV
Location
- The estate is around Map Wa Road in Takhian Tia, Bang Lamung, north of central Pattaya.
- Sukhumvit Road is described as roughly 2.5 km away, with access toward Rong Po and Laem Chabang.
- Takhian Tia Municipality is about 1.8 km away by road and U-Tapao airport about 51.7 km by road; route-based distances are directional rather than contractual facts.
- The address works best with a car: road connectivity and house space are the practical advantages, not walkable beach access.
Address / landmarkMap Wa Road, Moo 2, Takhian Tia, 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.
About this district
- District guide
- East Pattaya: Houses, Lake Areas and Everyday Travel →
The district guide explains everyday context. Check the specific unit, price and documents separately.
Price & purchase terms
- Current price: From THB 2.95M in active FazWaz resale listings checked on 14 Sep 2026. This is a secondary-market floor rather than a developer price; the specific house, condition, furniture package, land title and transaction terms need to be verified for the selected listing.
- Completed: 2012-03
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.
Project stage — what we know
Completed in 2012. Not a render.
Visit in person and see the real units; resale and rentals exist.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 documented key facts; 7 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: Families looking for a genuine three-bedroom house, parking and private land at a budget that can sit well below newer villa communities closer to Pattaya’s beach districts. It suits buyers who are comfortable judging individual condition rather than expecting every home to share the same new-build finish.; Households with work, school or regular travel patterns around north Pattaya, Bang Lamung, Laem Chabang or the wider Chon Buri industrial corridor. In that use case the location can be more practical than tourist-centred neighbourhoods with higher land costs and heavier visitor traffic.; Buyers who prefer an occupied, completed community. Streets, security, landscaping and common facilities can be inspected as they operate today, reducing the uncertainty that comes with buying from renderings or construction-stage promises.; Experienced resale buyers willing to commission both technical and legal checks. A mature estate can offer well-renovated homes at sensible prices, but workmanship, extensions and title history are property-specific rather than project-wide.; may not suit: A foreign buyer whose non-negotiable requirement is direct personal ownership of the underlying land without a separate lawful structure. That expectation generally conflicts with Thailand's land-ownership rules for foreign individuals.; Someone prioritising a walkable beachfront or central-Pattaya routine. Baan Klang Suan is a car-oriented northern location and should be evaluated on that basis.; A buyer who wants fresh developer inventory, standardised handover condition and a uniform new-build warranty package. This is a resale-led community where each house has its own maintenance and renovation history..
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 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
- the contractual area of the chosen unit, and which basis it is measured on
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Completion dates conflict. FazWaz reports March 2012, DDproperty and PropertyHub use 2013, and ZmyHome lists 2015. March 2012 is retained in the primary field because it is repeated in FazWaz's project profile, but the exact completion or registration year should be checked against project or land records before publication.
- Total-unit counts also conflict. FazWaz, DDproperty and PropertyHub report 431, while ZmyHome reports 219. The primary field keeps 431 as the figure repeated across several independent databases; 219 may refer to part of the development or may be a database error, and no confirmed phase split was found.
- The selected resale still needs unit-level verification of the land title, registered owner, encumbrances, plot boundaries, outstanding community charges and the ownership structure legally available to the buyer. None of those items can be safely inherited from a generic project profile.
FAQ
What does a home in Baan Klang Suan cost?
From 2,950,000 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.
When is Baan Klang Suan due for completion?
2012-03. 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 14.09.2026
- Government / official registry checked 14.09.2026
- Government / official registry checked 14.09.2026
Read next
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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.
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