Huay Yai Park Villas

The project address is 47 Thetsaban 1 Soi 12, Huai Yai, Bang Lamung, Chon Buri 20150. Huai Yai trades beach-front convenience for more space. The developer gives around 7 km by road to the beach and roughly 11 km to Big C South Pattaya; Mimosa Market is listed about 1.6 km away. That geography is a meaningful part of the buying decision. It works well for residents who drive and want a quieter base with a larger plot, but it is not a walk-out-of-the-gate Jomtien lifestyle.

The standard house layout is straightforward and family-oriented rather than highly segmented into multiple product types. The official plan shows about 150 sqm of living space, a living room of more than 50 sqm and three bedrooms, two with en-suite bathrooms. Live listings show modest variations in the built area and much larger variation in plot size. This matters when comparing prices: two apparently similar three-bedroom villas may not represent the same amount of land or the same specification package, even when the headline layout looks identical.

The development company is Huay Yai Park Villas Co., Ltd., a Thai juristic entity registered in 2023. It is a specific to the project developer rather than a large listed group with a deep public portfolio. The project website highlights Tommi Jaspers and his previous involvement with Jomtien Park Villas, but that background should not substitute for transaction-level due diligence. For a buyer, the useful evidence is the selected land title, the identity of the land owner, permits, the construction specification, payment milestones and the contractual handover obligations.

Common facilities are intentionally limited. Confirmed items include 24-hour security, CCTV, parking, controlled access, underground power and fibre cabling, street lighting and internal roads. Different project pages quote the internal road width as eight metres and nine metres or more, so that detail belongs in the latest site plan rather than in a hard buying assumption. There is no verified clubhouse, communal gym or resort-style amenity stack in the material reviewed. The lifestyle value is concentrated in the private home and plot.

The construction description contains several concrete specifications that are more useful than generic quality claims: thermal insulation, double-wall masonry and underground utilities. Those statements still need to be carried into the selected villa’s contract rather than treated as automatic promises. For a build-to-order purchase, the show house is best used as a reference point against the written specification: wall system, insulation, windows and doors, sanitaryware, air-conditioning, electrical scope, inspection of concealed works and the procedure for approving changes. That discipline matters here because live project pages already disagree on whether the pool and some fit-out items sit inside or outside the entry package. A detailed annex reduces ambiguity at handover.

The current price story needs careful reading. A live developer landing page advertises prices from THB 9.91M and says a private pool is included. A separate official price page still says its promotional house price excludes the swimming pool and lists an 8 x 3.5 m pool at THB 870,000, with furniture packages also priced separately. Current marketplace listings include three-bedroom homes from THB 9.911M. The sensible use of THB 9.911M is therefore as a lower asking-price anchor, not as a promise that every villa at that figure includes the same pool, furniture, appliances and transfer-cost package.

The estate also has ongoing ownership costs. The developer’s price page lists a THB 50,000 sinking-fund payment at handover and a monthly maintenance charge of THB 45 per talang wah of land, payable two years in advance. A talang wah is a Thai land-area unit; the same page states that one talang wah equals four square metres. Because plots differ in size, the final maintenance amount should come from the selected plot’s contract and fee schedule rather than from a generic estimate.

For a non-Thai buyer, ownership structure is the critical legal point. The project specifically markets a registered 30-year land lease, with the villa structure capable of being held separately from the land. That fits the broader Thai framework in which foreigners generally cannot own land directly. Any reference to later lease renewals should be treated as a future contractual promise, not as an existing 60- or 90-year registered property right. Before signing, the buyer should see the Chanote title deed for the exact plot, confirm the land owner and encumbrances, and review how the building ownership and registered land lease interact. The project also describes the option of registering a Superficies, a separate real right that can support ownership of a building standing on another person’s land. That can be a meaningful layer of protection for a foreign buyer, but it should not be assumed to form part of every transaction. The selected deal needs to state whether a Superficies will actually be registered, for what duration and how it interacts with the land lease.