Del Mare Bangsaray Beachfront

The total unit count is the largest factual conflict in the public record. PropertyHub, Home.co.th, BaanFinder and a number of local project databases state 399 units. The Bang Sare municipal condominium list also records Del Mare under condominium registration 2/2560 and includes unit addresses in the 119/… series extending high into the numbering range. On the other side, FazWaz, the structured metadata on DDproperty and a Code Rich contractor reference state 339 units. There is no responsible reason to average those numbers or quietly choose whichever looks cleaner. We use 399 in the main field because it is supported by an early detailed project fact sheet and several current databases, but the 339 figure remains a material unresolved discrepancy. A serious buyer should ask the condominium juristic person for the current registered unit schedule rather than rely on a portal. The difference matters because it changes how a buyer perceives density, shared costs and the denominator behind foreign ownership calculations.

Del Mare has a broader apartment mix than many compact resort towers. The original project fact sheet listed several one-bedroom types from roughly 39.5 to 55 sqm and two-bedroom types at 77 and 144 sqm. PropertyHub currently shows one-bedroom plans at 39.5–48 sqm, two-bedroom plans at 77–147 sqm and a 375 sqm duplex category. The active resale market adds another layer: recent listings include large three-bedroom homes of 168 sqm and 190 sqm. That means a bedroom count is only a starting point. Two units described as one-bedroom or two-bedroom can differ substantially in size, floor, orientation, view, furniture package and previous alterations. Before paying a reservation deposit, the buyer should obtain the registered plan for the exact unit, a copy of the title deed, an inventory of what is included in the sale and evidence for any layout changes. This matters even more with the larger homes, where combined or reconfigured spaces are more plausible. PropertyHub lists a 2.8-metre ceiling height at project level; it is useful context, but it should still be checked in the chosen unit rather than assumed from a database entry.

The amenity package is one reason the project continues to attract resale listings. The most consistently reported facilities are the swimming pool, gym, tennis court, lobby, landscaped areas, car parking, 24-hour security, CCTV and key-card access. FazWaz also lists direct beach access and an on-site restaurant. Older project material mentions sauna and additional leisure spaces, but an established condominium should be judged by what is functioning now, not by the longest historical amenity list. A physical inspection is especially valuable in a coastal building. Instead of stopping at the lobby, look at glazing, sealants, exposed metalwork, façade maintenance, lift operation, pool equipment, ventilation and service areas. Those details reveal how the condominium is actually being run. Most published sources quote a common-area fee of THB 35 per sqm per month, while at least one current market profile shows THB 40. The condominium juristic person’s latest approved fee schedule and financial statements should therefore take priority over portal data.

Del Mare is now priced by individual resale owners rather than by a developer launch list. As of 1 September 2026, FazWaz displays sale stock from THB 3.65M. PropertyHub has a recently refreshed 41 sqm one-bedroom listing at THB 3.85M, while DDproperty shows a broader project asking range starting at THB 3.5M and reaching THB 25M. None of those figures should be treated as a guaranteed project price. The cheapest advertisement may reflect a specific floor, condition, view, ownership status or seller motivation. The same active market includes two-bedroom homes around the 80-sqm scale and much larger three-bedroom units of 168–190 sqm, so a wide spread is expected. A sensible comparison set should stay close to the target unit in bedroom count, size, floor, orientation, view and renovation condition. We do not infer yields or calculate price per square metre from asking prices. For a completed resale building, the relevant numbers are the seller’s verified price, the unit’s actual running costs and the liabilities attached to that specific property.

Foreign ownership is a unit-level check, not a project-wide assumption. Thai condominium law allows qualifying foreign buyers to own condominium units freehold within the foreign quota, which cannot exceed 49% of the total unit area in the registered condominium. Del Mare currently has resale advertisements marked freehold, and PropertyHub has also carried stock explicitly described as being in a foreign name. That demonstrates that foreign-freehold units exist in the building, but it does not mean every unit on the market can transfer that way. Before a meaningful deposit is paid, the buyer should obtain confirmation from the condominium juristic person that foreign quota is available for the specific unit and that the transfer documentation is in order. The surviving 2017 Del Mare price list included different payment terms for foreign buyers, but those were launch-era developer terms. They are not a current resale payment plan and should not be carried into a modern transaction. Today the contract structure depends on the individual seller, the unit title and the parties’ agreed transfer conditions.

The best way to understand Del Mare is as an established beachfront condominium with visible resale choice, not as a one-size-fits-all investment story. Its strongest feature is that the asset already exists on the shoreline and can be inspected in detail. Its trade-offs are equally clear: it is outside central Pattaya, it is not a new building, and some key public records disagree on project-level facts. A buyer who is genuinely interested should centre due diligence on five items: the title and foreign-quota status of the exact unit; confirmation that condominium fees and other obligations are clear; the physical condition of the apartment and any alterations; the condominium’s recent financial statements and major maintenance plans; and the current house rules affecting rentals, parking and use of facilities. That is where the quality of a resale purchase is decided. With a completed coastal tower, the question is not whether the marketing concept sounds attractive. The question is whether the specific unit and the way the building is managed today fit the buyer’s intended use and risk tolerance.