NovM Mountain Grand Villa
M Mountain Grand Villa is a small gated pool-villa estate in Nong Prue, East Pattaya, on Soi Thung Klom–Tan Man 13. Its scale is the first thing that separates it from the typical Pattaya villa compound.
PattayaBased on developer material
From 60,000,000 THBCurrent price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- Soi Thung Klom–Tan Man 13, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Completed · 2023
- Price
- From ฿60,000,000guide price, final by unit
- Transparency
- 9 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
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Why this project is worth a look
Scale you can measure
The defining feature is physical scale rather than a luxury label. The original M5 and M6 specifications run from 1,081 to 1,169 sq.m. with six bedrooms and seven bathrooms, and current resale homes can be larger still. That can work extremely well for a multigenerational household, regular guests, domestic staff, several cars and genuinely separate living zones. It can also be excessive. A buyer who will use only a fraction of the house should think carefully about ongoing cleaning, air-conditioning, pool, garden and maintenance costs before treating size as an automatic advantage.
Very low density
Although the exact unit count is disputed, every credible source describes a very small estate. Fewer homes can mean less internal traffic and a greater sense of privacy than a large master-planned village. The trade-off is that common costs are shared among a small owner base. Before buying, ask for the current estate rules, security arrangements, common-area fee structure and decision-making process. A low-density estate is not automatically a low-cost estate, especially when the gate, roads, landscaping and security standard need to match homes at this price level.
East Pattaya reality
Soi Thung Klom–Tan Man 13 is a residential East Pattaya location, not a beachfront or central walking district. International schooling, supermarkets, hospitals and the city’s main entertainment areas are reached by car. For a household that wants land, privacy and quieter surroundings, that can be a sensible exchange. For someone imagining spontaneous walks to the beach, restaurants or nightlife, it is the wrong location regardless of how impressive the house is. The decision should begin with daily mobility, not the villa photographs.
Asset-by-asset resale
The project name no longer describes one standardized product. Listings range from the original 1,081–1,169 sq.m. homes to 1,515 and 1,965 sq.m. residences, with different bedroom counts, land sizes and furnishing levels. That makes project averages less useful than direct comparison of the actual house. A serious review should cover structure and building systems, pool equipment, renovation history, included furniture, land boundaries and whether any extension is properly documented. The most expensive risk in a large resale villa is often hidden in the specific asset rather than in the estate brand.
Land title comes first
For a foreign buyer, the key legal question is not whether a portal labels the villa freehold. It is who owns the land and what enforceable rights the buyer will receive. Large homes in the estate are marketed in Thai name, which is consistent with Thai land ownership rules but does not give a foreign individual direct land title. The proposed structure should be reviewed before a meaningful deposit is paid. Nominee-company arrangements should not be treated as a routine shortcut; the documents for the specific land and building matter more than the sales description.
About the project
M Mountain Grand Villa is a small gated pool-villa estate in Nong Prue, East Pattaya, on Soi Thung Klom–Tan Man 13. Its scale is the first thing that separates it from the typical Pattaya villa compound. The original project material describes residences with more than 1,000 sq.m. of usable space, private swimming pools and substantial parking, aimed at households that genuinely need a very large home rather than a compact holiday villa. For a buyer today, the practical distinction is equally important: this is now primarily a completed resale environment. You are usually evaluating one specific house, its land, alterations, furnishings and title position, not selecting a standardized unit from a current developer inventory sheet.
The published unit count is inconsistent. DDproperty, ThinkOfLiving, PropertyScout, Lazudi and Cornerstone list nine units. FazWaz and several sites using the same project data show ten, while Pattaya Prestige lists eleven. This dossier uses nine because that figure appears repeatedly in structured project records and in DDproperty’s project summary alongside the developer and completion year. It still needs documentary confirmation if the exact estate composition matters to a transaction. Completion data also diverges: multiple current project pages and 2026 resale listings state that the estate was completed in 2023, Cornerstone shows 2024, and FazWaz continues to label the project as off plan or under construction. The physical resale evidence supports treating it as completed, but the conflict should not be hidden.
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The original product was unusually large. DDproperty describes two core house types: Villa M5 at 1,081 sq.m. and Villa M6 at 1,169 sq.m., both with six bedrooms and seven bathrooms. M5 is described with a multipurpose room, a 12-metre pool and four parking spaces; M6 with a 15-metre pool and five to six parking spaces. A current PropertyHub listing independently matches the M5 specification at 1,081 sq.m., six bedrooms, seven bathrooms, a private pool and four-car parking. The resale market is broader than those base layouts, however. Fresh listings include a 1,515 sq.m. six-bedroom residence and a 1,965 sq.m. seven-bedroom residence, showing that individual homes may have been customised, extended or configured differently.
The location works best for a car-based East Pattaya lifestyle. The estate sits inside Nong Prue rather than on the coast or in a walkable city-centre district. DDproperty places Tara Pattana International School at roughly 1.9 km, Big C South Pattaya at about 5.6 km, Lotus South Pattaya at about 5.7 km and Jomtien Hospital at about 6.1 km. FazWaz lists Pattaya Elephant Village at around 1.9 km by road and U-Tapao–Rayong–Pattaya International Airport at roughly 38 km. The trade-off is clear: buyers gain space, private outdoor areas and a quieter residential setting, but most daily errands, schools, hospitals and entertainment will involve driving.
Pricing is best read through comparable houses that still resemble the original large-format product. When checked on 16 September 2026, Cornerstone and PropertyHub showed a six-bedroom 1,081 sq.m. villa at THB 60M, and Cornerstone also carried another six-bedroom house of 1,051 sq.m. at the same asking price. Larger current homes were materially higher: Gecko and Dot Property listed a 1,515 sq.m. residence at THB 89M and a 1,965 sq.m. residence at THB 128M. Much cheaper entries can also be found under the project name on major portals, but some of those descriptions explicitly refer to M Mountain Village or M Mountain 1 on a different soi. They should not be used as a clean floor for Grand Villa without an identity check.
Ownership needs more care than a condominium purchase. The large-villa listings are advertised as freehold and several are explicitly marked as held in Thai name. For a Thai owner that can describe a straightforward land-and-house title position, but a foreign buyer cannot simply register Thai land in their own personal name because the listing says “freehold.” The actual transaction has to be tested against the land title, registered owner, any mortgages or encumbrances, the legal ownership of the building and the lawful structure proposed for the foreign buyer. A clean marketing label is not a substitute for seeing the title and contract chain for the exact villa.
DDproperty identifies the developer as M Mountain Co. Ltd., and DataForThai lists M MOUNTAIN CO., LTD. under registration number 0205565015161. That gives a credible company identity to work from, but no accessible primary developer website or land-title documentation was found that links this company to every plot now being resold inside the estate. In a project of this size, due diligence should therefore follow the individual asset: verify who owns the land, who is selling, whether the completed house matches the title and permits, and whether any renovation or expansion has changed the original project specification. The resale portals also mix in nearby M Mountain Village inventory, making asset-level verification more important than brand recognition.
Ownership format
Large villas are marketed as freehold properties held in Thai name. That does not mean a foreign buyer can register the land directly in their own name. The land title, seller, building ownership and any lawful lease or other ownership structure must be verified for the specific villa before purchase.
Home types & sizes
One of the original large house types: six bedrooms, seven bathrooms, a multipurpose room, a 12-metre private pool and four parking spaces. A current PropertyHub listing independently matches the 1,081 sq.m. area, private pool and four-car parking, and also shows a substantial land plot with Thai-name ownership.
The second original layout documented in DDproperty’s project summary. It is described with six bedrooms, seven bathrooms, a large main hall, a 15-metre private pool and five to six parking spaces. No current open-market listing was found that could be tied cleanly to the M6 label, so no current price or land size is assigned to this type here.
M5 and M6 represent the original documented product, not the full resale market. Current inventory includes materially larger 1,515 and 1,965 sq.m. homes and other bedroom configurations. Some unusually cheap listings filed under M Mountain Grand Villa explicitly describe M Mountain Village or M Mountain 1 on another soi; those were excluded from the pricing anchor because they appear to be misattributed inventory.
Facilities
7 amenities
Private villa space
- private swimming pool
- private garden
- poolside leisure area
- generous on-plot parking
Estate security
- 24-hour security
- CCTV
- controlled estate entry
Location
- The estate is on Soi Thung Klom–Tan Man 13 in Nong Prue, Bang Lamung, Chon Buri — a car-oriented East Pattaya location rather than a coastal walking district.
- DDproperty places Tara Pattana International School at roughly 1.9 km, making it one of the most relevant nearby reference points for families.
- The same project profile lists Big C South Pattaya at about 5.6 km and Lotus South Pattaya at about 5.7 km.
- Jomtien Hospital is shown at roughly 6.1 km, so major medical services are a short drive rather than something immediately outside the estate.
- FazWaz lists Pattaya Elephant Village at around 1.9 km by road, a useful local orientation point for this part of East Pattaya.
- FazWaz places U-Tapao–Rayong–Pattaya International Airport at roughly 38 km; real travel time will depend on route and traffic.
Address / landmarkSoi Thung Klom–Tan Man 13, 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: From THB 60M for a six-bedroom villa listing that matched the development’s original large-format product when checked on 16 September 2026. Treat this as a lower market anchor, not a developer price list: the exact villa, condition, furniture package, legal structure and final negotiated price need to be checked individually.
- Completed: 2023
Project stage — what we know
Completed in 2023. Not a render.
Visit in person and see the real units; resale and rentals exist.
- Planned
- Building
- Done
Transparency index
Facts already published on this page and points we clarify together.
The project has 9 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?
Tick what describes you — we will show whether this may be a fit. Honest, without gloss.
Your selections are not saved anywhere. This is a decision aid, not an assessment.
Best for: A large or multigenerational household that will genuinely use six or more bedrooms, substantial living zones, guest accommodation, staff space and parking for several cars. Here, the size can solve real household needs rather than simply signal prestige.; A buyer who prefers a quieter East Pattaya setting to beachfront density and is comfortable driving for school, shopping, healthcare and entertainment. The trade is more land and privacy for less walkability.; Someone prepared to underwrite a specific resale house, including its title, condition, renovations and included furniture, instead of relying on a standardized new-development brochure. That asset-level approach is essential in this estate.; A buyer working from roughly THB 60M upward for a large house that matches the original project format, with the understanding that larger customised residences can sit far above that level.; may not suit: A buyer who needs the beach, restaurants, shops and city life within easy walking distance. This remains a car-based East Pattaya address even though it is part of the wider Pattaya market.; A foreign buyer who expects to register the land personally in the same straightforward way that a qualifying condominium unit can be registered under the foreign quota. A house-and-land transaction requires a different legal structure.; Someone looking for a fully standardized new-build project with one live developer price list, identical units and a current instalment plan. M Mountain Grand Villa now behaves primarily as an individual-villa resale market..
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 legal entity in the SPA and the payee’s bank details
- the title format and what is registered against the unit
- the contractual handover date in the SPA — the page shows the date from the project’s materials
- the contractual area of the chosen unit, and which basis it is measured on
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Published unit counts conflict: DDproperty, ThinkOfLiving, PropertyScout, Lazudi and Cornerstone show 9; FazWaz and related data sets show 10; Pattaya Prestige shows 11. The exact estate composition should be confirmed from the master plan and plot documents.
- Most current sources and resale listings state completion in 2023, Cornerstone shows 2024, while FazWaz still labels the project as under construction or off plan. This dossier treats the estate as completed, but no primary completion certificate or occupancy document was found publicly.
- DDproperty and DataForThai connect the project with M Mountain Co. Ltd., registration 0205565015161, but primary land documents linking that company to every resale plot are not publicly available. The actual seller and registered landowner must be checked for the selected villa.
FAQ
What does a home in M Mountain Grand Villa cost?
From 60,000,000 THB. The price and availability of a specific unit are confirmed with the developer before reservation.
When is M Mountain Grand Villa due for completion?
2023. The contractual handover date is fixed in the SPA.
Sources and documents
Official developer and public records used for this page. We publish no outbound links.
Verified against official developer materials.
Read next
Related
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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