NovBaan Mae Grand
Baan Mae Grand is not a conventional villa estate with a large master plan and dozens of near-identical plots.
PattayaBased on developer material
From 24,990,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- 81/3 Toongklom-Talman 20, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Under construction
- Price
- From ฿24,990,000guide 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.
Low-density detached pool-villa community · CompletedThe Vineyard Phase 1
Detached Thai-modern pool villa · CompletedBeverly Thai House Pool Villa
Completed private pool villa estate · CompletedResta Villa Mabprachan Pattaya
Who is behind this project
- Developer
- Baan MaePrivate companyOpen developer profile →
- Track record
- The official site presents Baan Mae Villa phases 1 through 13 and marks several earlier phases as sold out.Company data; check the specific project independently.
- Projects with us
- 8
- Transparency
- Public records and project documents are used for checking
Brand ≠ the legal entity signing your contract. This project may use a separate project company or joint venture — verify the seller and developer for the selected unit.
Why this project is worth a look
Genuinely low density
The official product page says there are only two Baan Mae Grand homes. That is meaningful privacy rather than a generic luxury claim, although it also means buyers should inspect the individual property rather than rely on estate-wide assumptions.
Built around family use
The layout goes beyond bedrooms and a pool. Dual kitchens, entertainment space, staff and laundry rooms, wellness areas and multi-car parking point to a house intended for day-to-day occupation, not just short holiday stays.
A visible price benchmark
THB 24.99M is repeated across several current property sources. It gives the buyer a defensible market starting point, while still leaving the final price and included package to be checked against the selected home.
Paperwork matters most
The online record is unusually inconsistent on developer attribution, completion status and bathroom count. A sensible buyer should put more weight on the title, seller identity, signed specification and handover condition than on any one portal profile.
About the project
Baan Mae Grand is not a conventional villa estate with a large master plan and dozens of near-identical plots. The project’s own BAANMAE VILLA page presents it as a Nordic-style luxury home product and explicitly says there are only two houses. That scale changes the due-diligence lens. A buyer is effectively choosing between two individual properties, so the exact plot, finished condition and included specification matter more than broad estate-level averages.
The market material consistently describes four-bedroom, two-storey pool villas. Published usable areas sit around 404.29–412.80 sqm, while specialist listings give land sizes of 162.40–165.30 square wah. The recurring private features are substantial: a pool with Jacuzzi, separate European and Thai kitchens, a mezzanine entertainment area, sauna and fitness space, laundry, staff room, roof or upper outdoor space, and parking for multiple cars. That combination makes the homes function more like full-time family houses than compact holiday villas built mainly around a pool deck.
Read moreShow less
The clearest current asking-price anchor is THB 24.99M as of 15 September 2026. The same figure appears on DDproperty, FazWaz and Rightmove Pattaya, and it was also used in a March 2026 Farang Homes feature. The complication is delivery status. DDproperty currently shows a fully furnished listing and the 2026 video describes the home as ready to move in, while FazWaz continues to label the project off-plan or under construction and lists a 404.29 sqm unit as unfurnished. Treat the asking price as live market evidence, but do not assume the furniture package or completion condition carries across both houses.
Developer attribution also needs to stay transparent. Baan Mae Grand has a dedicated page on the BAANMAE VILLA website, whose corporate section identifies Pakdeetrakul Real Estate Company Limited as the company operating the BAANMAE VILLA brand in Pattaya. FazWaz, Hipflat and several syndication partners instead catalogue Baanmae Grand under Madcha Land Development Co., Ltd. A Pakdeetrakul company profile shows Baan Mae and Madcha names overlapping elsewhere in the portfolio — Baan Mae Villa 3 is also identified as Madcha Nirvana — which suggests a group or branding relationship, but it is not enough to identify the legal seller for this particular property. The contract counterparty therefore needs documentary confirmation.
Another naming trap is the phrase Baan Mae 11. Current listings often call this property Baan Mae Grand (Baan Mae 11), yet Villa Trivana is also marketed in some sources as Baan Mae 11. They should not be collapsed into one project. Baan Mae Grand has its own official product page, a stated total of two homes and a distinct 404–413 sqm product profile, while Villa Trivana is presented separately with a much larger villa count. Anyone buying should match the reservation agreement, land title and house documents to the exact plot rather than relying on the Baan Mae 11 label alone.
Foreign-buyer ownership requires a separate legal check because this is a landed villa, not a condominium unit. A foreign individual does not acquire Thai land outright merely because a listing platform labels the property freehold. The building and the land rights need to be examined separately, and a foreign purchase commonly relies on a registered long-term land lease with separately documented rights to the structure. DDproperty’s current listing carries a freehold tag, but without the land title and transaction documents it is not evidence that a foreign buyer can own the underlying land. Before reservation, the relevant title, registered landowner, seller and proposed ownership structure should all be clear in writing.
Home types & sizes
Two-storey private home with a pool and Jacuzzi. Specialist listings repeatedly mention separate European and Thai kitchens, a mezzanine entertainment area, sauna, fitness room, laundry, staff room and parking for 2–4 cars. Published land size is 162.40–165.30 square wah. Bathroom counts conflict across sources, so no single figure is treated as confirmed here.
Public sources show two similarly sized villas but do not provide a stable plot-by-plot schedule linking each house number to its exact area and specification. HomeLink gives 404.29–412.80 sqm with 162.40–165.30 square wah of land; DDproperty shows a 412 sqm / 165 square wah home, while FazWaz lists 404.29 sqm. The selected house should therefore be matched to the contract specification before purchase. 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
12 amenities
Private leisure
- private pool with Jacuzzi
- sauna
- fitness room
- upper outdoor leisure area
House functions
- European kitchen
- Thai kitchen
- laundry
- staff room
- mezzanine entertainment area
Security and parking
- 24-hour security
- CCTV
- multi-car parking
Location
- Published address: 81/3 Thung Klom–Tan Man 20, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand.
- Property portals place the project in Nong Prue / East Pattaya, while some agencies use the broader Huai Yai market label. The administrative address used for transaction checks should be Nong Prue, Bang Lamung.
- This is a low-rise eastern Pattaya setting where day-to-day living is considerably easier with a car than for a buyer expecting a walkable beachfront location.
Address / landmark81/3 Toongklom-Talman 20, 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.
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 24.99M across current FazWaz, DDproperty and Rightmove Pattaya listings checked on 15 September 2026. This is a lower market anchor rather than a guaranteed project price; the exact villa, included fit-out and final commercial terms need to be reconfirmed before reservation.
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
Under construction. Handover date to be confirmed.
Before booking check escrow and the developer.
- 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; data checked 2026-09-18.
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 substantial four-bedroom home with real service and utility space rather than a compact holiday villa.; Buyers who value a private pool, wellness rooms and self-contained household functions more than a large communal clubhouse.; People attracted to a two-home development and comfortable doing property-specific due diligence instead of choosing from a large standardized estate.; Car-based residents who prefer East Pattaya and do not need a beachfront or highly walkable address.; may not suit: Foreign buyers who want the straightforward ownership mechanics of a condominium unit; a landed villa requires separate scrutiny of land and building rights.; Buyers seeking a large communal amenity package, extensive estate services or many standardized units to compare.; Car-free residents who expect beaches, dining and urban transport to be comfortably walkable from home..
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 area of the chosen unit, and which basis it is measured on
- which amenities are fixed in the SPA annexes
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- The legal developer entity is not conclusively established. The official BAANMAE VILLA site links the brand to Pakdeetrakul Real Estate Company Limited, while FazWaz, Hipflat and syndication partners attribute Baan Mae Grand to Madcha Land Development Co., Ltd. The actual landowner, seller and contract party need to be verified for the selected house.
- Completion and fit-out data conflict. DDproperty and a 2026 Farang Homes feature present a furnished, move-in-ready home with 5 bathrooms, while FazWaz still marks the project off-plan or under construction and shows an unfurnished 6-bathroom unit. These details need house-specific confirmation.
- DDproperty labels the current listing freehold, but no land title or sale contract was available in the public source set. For a foreign buyer, that portal tag does not establish direct ownership of Thai land; the title and the legal structure for land use and building ownership must be checked from transaction documents.
FAQ
What does a home in Baan Mae Grand cost?
From 24,990,000 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.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Developer's official site checked 15.09.2026
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 Baan Mae Grand →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.