NovPalm Lakeside Villas
Palm Lakeside Villas is a gated detached-home community around Mabprachan Reservoir, east of central Pattaya. It is not a beachfront resort and it does not behave like a compact urban condominium.
PattayaBased on developer material
From 7,280,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- Palm Lakeside Villas, Rural Road Chon Buri 3240, Nong Pla Lai, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Completed · 2020
- Price
- From ฿7,280,000guide price, final by unit
- Transparency
- 10 facts confirmed · 3 to verify
Why this project is worth a look
Space over seafront
Palm Lakeside suits buyers who rank a private plot, pool and quieter residential setting above walking to the beach. Mabprachan feels more suburban than coastal Pattaya, with less tourist footfall, stronger dependence on a car and relatively easy access to roads leading toward Bangkok, Rayong and the Eastern Seaboard.
Homes are not uniform
This is not a project where one price-per-square-metre metric tells the whole story. Original plans span several sizes, and resale inventory adds altered layouts, furniture packages, offices, staff rooms and enlarged living areas. The variety is useful, but each house needs to be compared on its own land, condition and documents.
Resale and build-to-order
Established resale villas sit alongside stock still described as made to order with an approximate 12-month construction period. That gives buyers a choice between immediate occupancy and a newer build path, but the timetable and payment milestones must come from the current contract for the selected villa rather than an old project profile.
Ownership needs structure
A freehold label on a villa portal is not enough for a foreign purchaser because the underlying land is the critical legal issue. Title ownership, any registered land lease, rights over the building and the identity of the contracting seller need to be clear before money is committed. Current Palm Lakeside listings show both Thai-name and company-held ownership.
History needs unit-level checks
Sources disagree on both completion year and total home count. That does not automatically make the estate problematic, but it does make project-level shorthand less useful. The selected villa's own build record, title, permissions and physical condition are the better basis for a purchase decision.
About the project
Palm Lakeside Villas is a gated detached-home community around Mabprachan Reservoir, east of central Pattaya. It is not a beachfront resort and it does not behave like a compact urban condominium. The product is a private house on its own plot, usually with a private pool, in an area where day-to-day life is built around driving. Current sources consistently link the development to Palm Bay Group and place it around Route 3240 on the northern side of the Mabprachan area in Bang Lamung. That setting can work well for households that want space, quieter streets and access to the eastern side of Pattaya rather than the density of Jomtien or the city centre. The trade-off is that the beach, major malls and many city services are not part of a walkable daily routine.
The development history is less tidy than a single completion date suggests. FazWaz and several profiles that use the same project dataset state 80 homes and an October 2020 completion, while DDproperty and PropertyScout now show 89 homes completed in 2024. Lazudi lists 80 homes and 2021. Older local databases carry still different totals, and one Pattaya source describes an initial 17-home Phase 1 with a second phase planned. Rather than forcing those records into a false consensus, this dossier uses the 80-unit FazWaz figure in the main data and keeps the disagreement visible. For an actual purchase, the build year, title documents and position of the selected house inside the estate matter more than a portal-wide completion label.
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The housing mix is similarly varied. Project records expose plan labels covering two to six bedrooms, with standard-plan floor areas from roughly 121 to 365 sqm. Resale listings extend well beyond that neat catalogue: current homes appear around 200, 300, 320, 486 and more than 500 sqm, sometimes with offices, staff rooms, rooftop areas or altered service layouts. That makes Palm Lakeside less suitable for price comparison by bedroom count alone. Two four-bedroom homes can have very different land plots, internal space, renovation quality and outdoor areas. Buyers should treat each resale villa as an individual asset while using the original plan data only as a reference point.
Private outdoor space is one of the development's clearest recurring features. Earlier project profiles describe villas with private pools and terraces, and current listings continue to show private pools across multiple bedroom sizes. Shared facilities are more restrained than those of a large resort condominium. Gated access, security, CCTV, landscaped common areas and parking are consistently documented; some current portals also list a clubhouse or lounge, fitness facilities, a communal pool and a children's play area. The practical appeal is therefore not a long amenity checklist. It is the ability to live mostly within a private house and garden while still having a managed estate entrance and basic communal infrastructure.
Mabprachan is a car-oriented residential location with a different rhythm from coastal Pattaya. The area gives relatively direct access to the motorway network and is associated with international schools, golf courses and sports facilities on the eastern side of the city. DDproperty places the motorway at about 3.7 km, Bangkok Hospital Pattaya at about 8.8 km and Central Pattaya at about 10.9 km, while FazWaz puts a 7-Eleven at the Mabprachan intersection roughly 2.1 km away. Those numbers are useful precisely because they set expectations: the project is connected, but it is not central in the walkable sense. It makes more sense for an owner who values road access and space than for someone whose priority is stepping out of the gate onto a beach road.
The current market contains two different stories at once. Palm Lakeside is an established estate with active resale inventory, yet FazWaz still describes made-to-order construction with an approximate 12-month build period and a staged developer payment schedule. On 7 September 2026, the lowest active listing located in this research was THB 7.28M on PropertyScout; FazWaz's visible sale stock started closer to THB 9M, while larger villas were advertised up to THB 40.8M and beyond. That spread should not be interpreted as a single pricing ladder. Age, land area, internal size, furnishing, modifications and ownership structure can all change the value of one house relative to another. Palm Lakeside Villas is best approached as a mature villa community where the chosen property, rather than the project headline, is the real unit of due diligence.
Gallery
Photographs from the project’s materials.
Ownership format
Project and listing portals often label the villas as freehold, and current resale stock is advertised under Thai-name or company ownership. That does not mean a foreign buyer can simply register the underlying land in their own name. Thai law allows foreign land ownership only in narrow statutory circumstances, so a foreign purchase needs a separate legal review of the building rights and the land arrangement, such as a properly registered lease. A nominee Thai-company structure should not be treated as a workaround.
Home types & sizes
One of the few documented two-bedroom plan types. Its floor area is larger than several three-bedroom designs, making it more relevant to buyers who value generous living space over the highest possible bedroom count.
A compact three-bedroom option by Palm Lakeside standards. It illustrates how broad the plan range is: identical bedroom counts do not imply similar internal areas.
A mid-sized three-bedroom plan in the FazWaz project set. When comparing it with resale homes, check whether the original footprint remains intact or whether later owners expanded the property.
One of the most consistently repeated original plans: the 191 sqm size also appears in a Cornerstone Phase 1 resale. Bathroom counts conflict between sources, so no single number is presented here.
The documented base four-bedroom plan. Current four-bedroom resales are often materially larger, around 300 sqm or more, so this card represents an original type rather than the full present-day resale range.
The documented original five-bedroom plan. Resale five-bedroom homes can be substantially larger, so a selected villa's floor area should never be inferred from bedroom count or plan name alone.
A large original configuration for a bigger household or multiple guest rooms. Current six-bedroom listings can exceed 500 sqm, so the selected home's actual layout still needs a separate check.
FazWaz also exposes a 350 sqm Type D, but its bedroom count conflicts with DDproperty: one source shows three bedrooms and the other four. It is therefore omitted as a clean plan card. Current resales also include homes whose sizes and layouts fall well outside the early catalogue, suggesting later variants or owner modifications. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Facilities
11 amenities
Security
- 24-hour security
- controlled estate entrance
- CCTV
Shared areas
- landscaped communal areas
- clubhouse or lounge on some project profiles
- fitness area
- children's play area
Pools
- private pool on most documented villas
- communal pool listed by several portals
Parking
- on-site parking
- covered parking on selected homes
Location
- The estate sits on the northern side of the Mabprachan Reservoir area along Route 3240 in Bang Lamung.
- FazWaz places a 7-Eleven at the Mabprachan intersection about 2.1 km away.
- DDproperty gives an approximate 3.7 km distance to motorway access connecting the area with the wider Eastern Seaboard.
- DDproperty lists Bangkok Hospital Pattaya at roughly 8.8 km and Central Pattaya at about 10.9 km.
- Gecko Properties maps the development at 12.947584, 100.963461; some address directories classify the site as Pong while newer Route 3240 listings use Nong Pla Lai.
Address / landmarkPalm Lakeside Villas, Rural Road Chon Buri 3240, Nong Pla Lai, 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 7.28M in an active PropertyScout listing checked on 7 September 2026. This is a lower resale-market anchor rather than a project-wide price; the actual villa, availability, condition, ownership structure and transaction terms need to be checked separately with a specialist.
- Completed: 2020-10
We show the lowest of the prices the brokerage boards publish: their figures for the same unit differ by a few per cent, and none of them is the developer’s price list. We ask the developer for the current price, availability and payment terms on the unit you are looking at, and go through them with you personally.
How the payments run
- ReservationTHB 200,000
- Contract signing30%
- Construction — stage 125%
- Construction — stage 225%
- Handover20%
Project stage — what we know
Completed in 2020. 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 10 documented key facts; 3 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
Similar options nearby and in budget
Compare before you decide — same area and price level.
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: Families looking for a detached home with a private pool and more privacy than a condominium or dense urban housing estate normally provides.; Drivers who value motorway access and the eastern side of Pattaya more than walkability to the beach.; Households comparing international schools, sports facilities and the quieter residential environment around Mabprachan.; Buyers willing to choose between an established resale villa and stock still marketed on a made-to-order basis.; Buyers who need a broad range of floor areas and layouts, including larger homes with guest rooms, offices or staff accommodation.; Foreign purchasers who are prepared to structure land and building rights separately rather than treating a portal's freehold label as a complete legal solution.; may not suit: A foreign buyer expecting to register the villa's land directly in their own name without a specific lawful basis.; Anyone who prioritises a walkable seafront lifestyle close to central malls and dense city amenities.; Buyers seeking a completely uniform new estate where all homes share one build year and a similar condition.; Anyone trying to compare choices only by bedroom count or a single headline starting price without reviewing the individual villa..
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 payment schedule and the booking fee as they stand today
- 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
Disputed and unknown information
This keeps the open points in one place. A missing or disputed fact is not treated as a conclusion.
- Project size and completion year conflict: FazWaz states 80 homes and October 2020, Lazudi shows 80 and 2021, while DDproperty and PropertyScout show 89 and 2024. The Palm Bay Group project website was identified but timed out during verification, so the discrepancy could not be closed with a current developer document.
- Pattaya Living describes a 17-home Phase 1 and a planned Phase 2, while Cornerstone labels an individual resale as Phase 1. Separate Phase 2 specifications, boundaries and a distinct plan set were not confirmed in the accessible sources, so the development is not split into two project records.
- Address sources alternate between Pong and Nong Pla Lai even though Route 3240, the Mabprachan area and the mapped coordinates agree. The fuller recent Route 3240 address is used for publication, but the exact tambon should still be checked against the selected villa's title documents.
FAQ
What does a home in Palm Lakeside Villas cost?
From 7,280,000 THB — per broker listings. Prices are the lowest the brokerage boards publish, not the developer’s price list — the price and availability of a specific unit are something we go through with you personally.
Is there a payment plan for Palm Lakeside Villas?
reservation — THB 200,000; contract signing — 30%; construction — stage 1 — 25%; construction — stage 2 — 25%; handover — 20%.
When is Palm Lakeside Villas due for completion?
2020-10. 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.
- Government / official registry checked 07.09.2026
- Government / official registry checked 07.09.2026
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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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