Garden Cliff Condominium 1

The basic specifications of Condominium 1 remain unresolved. One consistent version gives 24 units, seven floors and completion in December 1980; another describes six floors, 35 condominium apartments plus four two-storey townhouse apartments, with completion in Q3 1982. The first version is used in the main technical fields, while the competing figures remain flagged as unconfirmed. They should not be averaged or guessed: the condominium juristic person’s registration and building documents are the right place to settle the discrepancy before purchase.

The original developer is also less firmly documented than the physical property itself. Intacon Co., Ltd. is attributed as the developer in secondary project information, but no official document directly linking the company to Garden Cliff Condominium 1 was found. The developer name is therefore not treated as a confirmed registry fact. For a resale purchase today, the selected unit’s title, juristic-person records and the building’s condition are more important, but the project’s original development history should still be regarded as open until primary documentation is produced.

The resale market is active enough to give useful reference points. On 14 September 2026, the lowest live asking price found was THB 9.4 million for a 60 sqm one-bedroom on the second floor, advertised under foreign ownership. A separate two-bedroom listing offered 122 sqm at THB 11 million, also marked foreign ownership. A 160 sqm three-bedroom was listed at THB 13.8 million, while a 170 sqm four-bedroom was listed at THB 14 million. These are individual resale homes, not a standardized developer price list. Renovation quality, sea exposure, floor position and title status can move value substantially in an older beachfront building, so headline bedroom count alone is a poor comparison tool.

The currently quoted common-area charge is THB 62 per sqm per month. On the larger layouts that becomes a meaningful recurring cost, so buyers should confirm it from the juristic office together with any arrears, special assessments and planned major works. Shared facilities include a communal swimming pool, direct beach access, a tennis court, parking, 24-hour security and CCTV; a reception area, library, residents’ lounge, games spaces and children’s facilities are also described. In a building from the early 1980s, the current condition and maintenance of those spaces matter more than the length of the amenity list.

For foreign purchasers, the legal structure is a standard Thai condominium question rather than a special Garden Cliff rule. Thai law allows foreign freehold ownership within the statutory ceiling of 49% of the aggregate unit area in the condominium. Several live listings in this project are explicitly advertised as foreign ownership or foreign quota, which is useful evidence that foreign freehold units do trade here. It is not a substitute for the juristic-person quota certificate required for the chosen unit at transfer. The quota position can change, so a listing label should be treated as a lead to verify, not as the final legal answer.

Wongamat is the main lifestyle argument for the project. Garden Cliff Condominium 1 sits on the quieter northern coastline rather than in the busiest central Pattaya streets. The Sanctuary of Truth is roughly 0.7 km away and daily convenience retail is within walking distance. The setting can work especially well for an owner-occupier who values sea access and a calmer residential atmosphere but still wants Pattaya services within a short drive. Buyers who expect to walk everywhere in central Pattaya, however, should test the route pattern themselves at the times they normally travel.

The age of the condominium raises the due-diligence bar. A serious buyer should review the current foreign-quota letter, unit debt clearance, juristic-person accounts, recent owners’ meeting minutes, sinking-fund position, major repair history and the latest building inspection certificate. Pattaya City’s public works database contains a historical 9 June 2023 entry for Garden Cliff Condominium marked as not passed with an objection; a confirmed later result for the first project was not found. That historical entry does not establish the building’s current status, but it is a concrete reason to request the latest inspection documentation rather than assume the matter has already been resolved.

Garden Cliff Condominium 1 therefore makes the most sense as a specific-unit purchase rather than a generic project bet. Its strengths are tangible and inspectable: beachfront position, large homes, mature surroundings and an established resident environment. Its weaknesses are equally tangible: an early-1980s building, inconsistent public specifications and thinner official project documentation than a modern launch. The decision should turn on the exact apartment, title, building records and quality of management. A well-renovated unit with clean documents in a well-run older building can be very different from another unit in the same project, even when both share the same address and facilities.