Beach Mountain 4

The clearest address evidence places the condominium at 316/32 Soi Umea in Pattaya City, Bang Lamung District, Chon Buri. Hipflat uses Phaniat Chang Road, while major property portals often classify the same project under Na Kluea or North Pattaya. The matching project name, floor count, unit count and sale inventory indicate the sources are describing the same building, but the area label should not be treated as a legal address. For transfer and due diligence, the title deed and condominium records for the specific apartment take precedence. The setting is an urban Pattaya location rather than a beachfront site, despite the word “Beach” in the project name.

Visible resale supply is thin. At the time of this review, FazWaz showed a 30 sqm studio at THB 1.8 million, while a Dot Property listing updated in July 2026 offered a 75 sqm, two-bedroom, two-bathroom unit for THB 2.59 million. These are useful market observations, not a developer price list or a complete schedule of layouts. In an older condominium, stock can disappear or change without notice, and individual units can differ substantially in renovation quality, furniture, floor, view and ownership status. The THB 1.8 million figure should therefore be read only as the lowest visible resale asking price found on 14 September 2026.

The facilities that appear consistently across the main sources are a swimming pool, gym, parking, 24-hour security and CCTV; a lift is also listed by project directories. Other items are less clear. Some portals include a sauna, steam room, reception or an on-site restaurant, while other profiles do not. We have left those disputed amenities out of the core facility set. That is a useful distinction for this type of property: an old marketing feature is not the same thing as an amenity that is open, maintained and funded today. Anyone considering the project should inspect the common areas and ask for current management information rather than relying on portal checklists.

Ownership needs to be checked unit by unit. Listings for Beach Mountain 4 include apartments described as foreign-name ownership and others offered under Thai or company structures. That mix does not establish whether foreign quota remains available now. Thai condominium law allows foreign freehold only within the 49% statutory cap on aggregate unit area held by qualifying foreign owners. Before paying a deposit, a foreign buyer should verify the selected unit's title and obtain the condominium juristic person's confirmation of quota availability. A listing label is evidence worth following up, not a substitute for transfer documents.

For the right buyer, the attraction is straightforward: the building is finished, the entry price is relatively accessible compared with many new launches, and the property can be inspected before a purchase decision. The trade-off is equally clear. There is little live inventory, no reliable public master schedule of all layouts, no verified current fee sheet in the sources reviewed, and the age of the building makes maintenance history more important than launch-era specifications. Beach Mountain 4 is best compared with other completed, modest-scale Pattaya condominiums in the same budget band, rather than with new branded or resort projects where buyers are paying for a different amenity package and a different risk profile.

Price comparison inside this building also needs more context than a simple rate per square metre. The available listings differ in floor, size, furnishing, renovation and ownership structure, and there is no current developer catalogue that makes the units interchangeable. A cheaper apartment may need work or may come with a less straightforward transfer structure for a foreign buyer; a higher asking price may reflect renovation, furniture or a different title position. Those differences cannot be established from the headline price alone. Before negotiating, a buyer should obtain current photos or video, ownership documents, current building charges and any information on outstanding liabilities, then inspect the apartment and common areas. For Beach Mountain 4, this unit-level work is more useful than trying to reconstruct an old launch price list because the market today consists of individual resale properties with different histories.

For a rental buyer, the public data provides an asking-rent reference rather than a ready-made investment case. FazWaz showed rent from roughly THB 8,000 per month when checked, but that is an advertised figure, not verified owner income. It should not be converted into a net yield without knowing actual occupancy, vacancy periods, management costs, repairs, utilities and common charges for the specific apartment. A 42-unit building may have fewer directly competing units within the same project, yet it also produces fewer fresh transactions for comparison. Beach Mountain 4 is therefore better assessed against a defined use case—personal occupation, long-term rental or eventual resale—and with real expense data for the exact unit rather than a headline return percentage.