NovK Villas, Luxury House
K Villas, Luxury House is a low-profile villa estate in Nong Prue, East Pattaya.
PattayaBased on developer material
Current price list, layouts and availability — discussed one-to-one with a project specialist
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Why this project is worth a look
Built stock exists
A live 2026 rental proves there is finished, usable housing inside K Villas: a two-storey four-bedroom villa with a private pool and garden. That evidence is stronger than an old database status, but it still does not establish a completion date for the whole estate.
No launch pricing
There is no verified developer price list or active primary-sale inventory in the sources reviewed. Valuation therefore has to start with the actual house, land plot, condition, title position and seller's asking price rather than a project-wide entry price.
East-side living
This is a car-oriented East Pattaya location around Nong Prue and the Mabprachan side of the city, not a walk-to-the-beach address. The appeal is space and residential practicality; the trade-off is dependence on driving for most city and coastal trips.
Title before branding
The developer identity and project-wide tenure structure are not publicly verified. For a purchase, the decisive evidence is the selected property's land title, registered owner, encumbrances and building rights, not the estate name on an aggregator.
About the project
K Villas, Luxury House is a low-profile villa estate in Nong Prue, East Pattaya. The public record is fragmented, but the identity is consistent across several property databases: FazWaz, 108Siam and Thailand-Property use K Villas, Luxury House, while Coastal Real Estate lists K. Villas Luxury Houses. Hipflat provides the most specific address — 97/23 Chaipornvitee 21, Nong Prue, Bang Lamung, Chon Buri 20150 — and Coastal places the development in East Pattaya, not far from the Mabprachan area. What is missing is just as important: no verified developer website, legal developer name or original project brochure surfaced in the research.
As of 16 September 2026, the estate behaves more like existing residential stock than a conventional new-development launch. The main project pages on FazWaz and 108Siam show no homes for sale, yet a current long-term rental listing on Dot Property documents a real two-storey villa inside K Villas. That home has four bedrooms, five bathrooms, 280 sqm of living space, a 700 sqm land plot, a private pool and a garden, with an asking rent of THB 80,000 per month. The listing was updated on 4 August 2026. In other words, the market evidence clearly includes built and occupied housing even though several project databases still carry an “Off Plan” label.
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That mismatch is not a minor database detail. A buyer should not treat the off-plan tag as proof that the whole estate is unfinished, and should not expect the usual primary-market paperwork unless a seller can actually produce it. There is no verified developer price sheet, payment schedule, standard handover date or full villa catalogue in the sources reviewed. Any purchase opportunity here should therefore be underwritten house by house: who owns the land, who owns the building, what is registered on the title, whether there are mortgages or other encumbrances, and what condition the pool, roof, services and drainage are in.
The project-level amenities that repeat across the larger portals are straightforward: 24-hour security and parking. The current rental villa also has its own pool and a substantial garden, but those are unit-specific facts and should not be generalized to every house without a listing or inspection. The estate's total number of villas is not reliably published. Hipflat displays “1 unit”, but the page is also indexing one live rental and Coastal describes the site as a housing development in the plural, so that figure should not be used as the project size.
The location makes more sense as an East Pattaya residential base than as a beach lifestyle address. Coastal describes the estate as being near the Mabprachan side of the city, with a local market, shops and day-to-day services nearby and central Pattaya a drive away. The current rental advertisement also positions the house around practical car journeys to an international school, a hospital and Pattaya's coastal area. For someone who wants a larger private home and is comfortable driving, that can be a sensible trade-off. It is less compelling for a buyer who wants to walk to the beach, nightlife, cafés or a dense urban service cluster.
Foreign-buyer due diligence needs to start with the land rather than with the marketing name of the estate. Thailand generally restricts direct foreign ownership of land, while ownership of a building and registered lease arrangements can be treated separately depending on the documents and transaction structure. No specific to the project land title, ownership scheme or foreign-buyer structure was found for K Villas. A buyer should therefore avoid assuming that a house advertised inside the estate automatically comes with a particular freehold or leasehold structure; the answer has to come from the title and contracts for the selected property.
Home types & sizes
A verified 2026 rental home: two storeys, a 700 sqm land plot, private swimming pool and large garden. These are facts for the listed villa, not a confirmed standard specification across the estate.
No complete villa schedule is publicly available for K Villas. Coastal Real Estate also lists a four-bedroom, five-bathroom home at THB 80,000 per month but gives the land size as 140 sq.w.; without the underlying listing records, it is not safe to assume that this is the same villa as the Dot Property home on a 700 sqm plot.
Facilities
2 amenities
Estate facilities
- 24-hour security
- car parking
Location
- Hipflat lists the address as 97/23 Chaipornvitee 21, Nong Prue, Bang Lamung, Chon Buri 20150.
- An East Pattaya residential setting; Coastal Real Estate places the estate near the Mabprachan side of the city with a local market, shops and everyday services nearby.
- The location is car-oriented rather than walkable to central Pattaya or the beach.
Address / landmark97/23 Chaipornvitee 21, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand
The map loads from OpenStreetMap on request.
The circle shows the project’s approximate location; we confirm the exact address and the plot boundaries when you get in touch. © OpenStreetMap contributors.
Price & purchase terms
- Current price: On request
Transparency index
Facts already published on this page and points we clarify together.
The project has 4 documented key facts; 7 items are clarified before booking.
We count facts already published on this page. The index does not assess the project’s quality.
At a glance
Is this project right for you?
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Best for: Buyers who want a detached home in East Pattaya and value private land and space more than walking distance to the beach.; Families comfortable with a car-based routine for schools, healthcare, shopping and city trips.; Resale buyers willing to underwrite the exact house, seller and title rather than rely on a developer sales package.; Long-term tenants looking for a documented four-bedroom, five-bathroom pool villa format.; may not suit: Buyers who require a verified developer, standard payment plan, warranty package and a clearly documented new-build handover process.; Foreign purchasers who expect direct land ownership without transaction-specific legal structuring and title review.; Anyone prioritising a beachside, highly walkable Pattaya lifestyle..
What we confirm before booking
A short, specific to the project list. We request these from the developer and go through them with you before any payment.
- the current price and payment schedule for the unit you are looking at
- the title format and what is registered against the unit
- the contractual area of the chosen unit, and which basis it is measured on
- which amenities are fixed in the SPA annexes
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- The developer and legal project entity are unverified: FazWaz, 108Siam, Thailand-Property, Hipflat and Coastal Real Estate identify the estate but do not name a verifiable developer.
- Construction status is inconsistent: several aggregators still label the project “Off Plan”, while a completed two-storey villa inside K Villas was actively marketed for long-term rent in 2026. No reliable estate-wide completion date was found.
- The land title and property-specific ownership structure are not published. Any transaction needs a separate check of the title, registered owner, encumbrances and building rights; no foreign-buyer tenure structure is confirmed for the estate.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
- Government / official registry — General Thailand framework for foreign real-estate and land ownership; used only for the legal boundary, not as a specific to the project ownership claim checked 16.09.2026
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Mark Erometskiy
Thailand property expert (Pattaya, Phuket and Bangkok), co-founder of Bomi Home. Will help with the unit, ownership, stage and terms before you decide.
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