Elegance @ Cosy Beach

The layouts are unusually generous compared with many newer mass-market Pattaya condos. Studios are documented around 36–42 sqm, one-bedroom configurations broadly around 69–95 sqm, two-bedroom layouts around 105–137 sqm, and large top-floor three-bedroom homes at 180 and 189 sqm. Current resale stock broadly matches that pattern. This is one of the project's clearest practical distinctions: a one-bedroom at The Elegance can be closer in floor area to a compact two-bedroom in a newer scheme. The trade-off is equally clear—more space pushes up the total purchase ticket and the absolute amount of recurring area-based charges.

The common facilities are centred on leisure rather than a long list of modern lifestyle add-ons: a rooftop swimming pool, gym, tennis court, putting practice area, lobby, parking, CCTV and 24-hour security, together with two passenger lifts and one service lift. That is a substantial amenity package for a building of this scale, but its value depends on condition. A rooftop pool is an asset only if waterproofing, filtration equipment and finishes have been maintained properly. At this stage of the building's life, an on-site inspection and the maintenance history matter more than the original amenity list.

The location is close to the coast but it is not beachfront. The address is on Soi Kasetsin 11 in Pratumnak. Depending on the source and the route used, published beach or sea distances are roughly 350–600 metres. The surrounding pocket is established, with restaurants, cafés and other condominiums already operating around it, while central Pattaya and Jomtien are reached by road through the Pratumnak area. A buyer who needs direct beach access from the development should not treat The Elegance as a first-line project. For someone who wants Pratumnak, a settled neighbourhood and a short walk or ride to the coast, the position is easier to justify.

The resale market was active when checked on 7 September 2026, with multiple live listings across different sizes and floors. Some portal cards are duplicates, so the headline listing count is not the same as unique stock. The bottom of the studio market was around THB 1.95M–1.99M; one-bedroom asking prices in the reviewed sample started around THB 4.85M–4.90M, two-bedroom options around THB 6.9M, and large top-floor three-bedroom units around THB 15.9M–16.2M. These are asking prices, not registered transactions. Fresh two-bedroom rental examples were around THB 35,000–40,000 per month. They are useful negotiation context, not a promised rental return.

The developer is AML Developments Co., Ltd. The company is registered in Thailand under number 0105551034380, with a registration date of 25 March 2008; public corporate records show active status and registered capital of THB 25 million. Its listed 389/688 Moo 12 address in Nong Prue matches The Elegance, reinforcing the project-company identity. That does not tell a buyer how healthy the condominium is today. Once a completed building is in co-owner operation, the juristic person's budget, reserves and owner decisions become much more relevant to day-to-day asset quality.

For a foreign buyer, the decisive ownership question belongs to the specific unit rather than the project name. Thai condominium law allows qualifying foreign buyers to register freehold ownership within the building's foreign quota, capped at 49% of aggregate unit area. Live The Elegance material includes units marked Thai quota or company ownership, while other resale listings are described as foreign ownership. That is exactly why one unit's status cannot be projected onto another. Before paying a deposit, the buyer needs confirmation that foreign quota is available for the chosen unit and clarity on what title will actually be registered at the Land Office.

Public data are not completely consistent. The best-supported unit count is 79, repeated across several major databases and matching the numbered historical sales schedule, while 74 and 68 also appear elsewhere. Completion is best supported as 2015, often July 2015, although some databases say late 2014 or even 2013. The conflicts do not look like different buildings being mixed together: the address, floor count, layouts and developer all align. For a buyer, the practical point is to judge the building by its current condition and records rather than let a disagreement of several months substitute for an inspection.

The recurring common-area fee also needs a fresh building document. THB 35 per sqm per month is the figure published most consistently, alongside a THB 500 per sqm sinking-fund contribution, but one fresh listing states THB 40 per sqm. That could be a listing error, a later rate change or a unit-specific inconsistency. On a large apartment, the difference is material to the annual budget, so the current figure should come from the latest juristic-person statement rather than an old directory entry.