Kieng Talay

The building is on Soi Phra Tamnak 6 in the Pratumnak area. Independent map-based sources place it at roughly 12.9091, 100.8611. In practical terms, that means a residential position between central Pattaya and Jomtien rather than a tower directly on one of the city's main traffic corridors. Several local agencies describe Pratumnak Beach as a short walk away. That location can be attractive for an owner who wants beach access without living in the busiest central strip, but the address alone does not guarantee quietness or a sea view. Floor level, orientation, neighbouring buildings and the exact balcony outlook need to be checked in person for each unit because view premiums are a major part of how individual resale listings are marketed.

The published unit mix is generous by the standards of many newer entry-level Pattaya condominiums. Project profiles commonly show studios at about 40 sqm, one-bedroom units around 80 sqm and two-bedroom units around 84 sqm. The live resale market is more varied: listings include 40–45 sqm studios, two-bedroom units around 86 sqm and much larger 160 sqm two-bedroom apartments. The larger formats may reflect combined or heavily altered units rather than an original standard plan, so a buyer should not treat a portal's project-level size table as a substitute for the registered plan of the specific apartment. For any materially altered unit, the title area, registered layout and physical configuration need to tell the same story before transfer.

Kieng Talay still has an active secondary market in September 2026. DDproperty has a 40 sqm studio listed at THB 1.4 million, while FazWaz and several syndicated project databases show their lower sale reference at about THB 1.6 million. Renovated, larger or better-view units are marketed at much higher numbers. That spread is normal for a building of this age. Value depends on more than floor area: refurbishment quality, view, in-unit electrical and plumbing condition, ownership quota, furniture, tenancy and the seller's pricing expectations all matter. The headline starting price is therefore a way to understand the lower edge of current asking stock, not a promise that an equivalent unit will be available when a buyer is ready to transact.

The common facilities repeatedly reported across independent sources include a swimming pool, gym, parking, security, CCTV, access control, lobby or reception area, laundry facilities, garden or outdoor common space and an indoor games area. FazWaz material places the lobby on the ground floor and the pool, gym, garden and games room on the second floor. Some agencies also list a restaurant and sauna, but the sauna is not consistently supported across sources and should not be treated as a guaranteed operating amenity without a current inspection. In an older condominium, the quality of management and maintenance matters more than the length of an amenity list. A pool that exists on a brochure is not the same thing as knowing its maintenance history, upcoming repair needs or how those costs are funded.

Building management deserves specific due diligence here. Pattaya City's Public Works database contains an annual building-inspection entry for Kieng Talay dated 31 August 2023 with a status indicating that the inspection was not passed and objections or deficiencies were recorded. Our open-web search did not surface a later Kieng Talay entry that would let us state that those issues were subsequently cleared. That old record is not evidence of a present defect and it is not a reason, by itself, to reject the building. It is a reason to ask for current documents rather than assume. Before purchase, a buyer should obtain the latest building inspection certificate, recent co-owner meeting minutes, the juristic person's budget and arrears position, and records of major work affecting lifts, fire systems, structure and shared mechanical services.

The original developer is another area where the public record is incomplete. A number of property databases label the developer simply as Kieng Talay, and that secondary attribution is retained in the project record for discoverability. We did not find a separate legal developer entity that can be verified with confidence from a primary project source. A historical Supreme Court case names Kieng Talay Palace Co., Ltd. as the owner of several units in Kieng Talay Condotel, but ownership of inventory does not by itself prove that the company developed the building. For a 1988 resale condominium, this uncertainty is less operationally important than it would be for an off-plan purchase: today's buyer contracts with the current unit owner and relies heavily on the condominium juristic person. A portal's developer label is not verification of the legal developer.