Royal Cliff Garden

There is, however, a material record discrepancy that a buyer should know about before treating any project summary as definitive. City Realty's current portfolio describes four 18-storey residential towers completed in 1991. FazWaz, DDproperty, Dot Property, Hipflat and other market databases usually describe 20 floors and completion in 1997, while a few older listings even refer to 2000. We use the developer's 1991 and 18-storey description in the core fields rather than averaging conflicting numbers. For a transaction, the registered condominium documents, juristic-person records and the specific tower data should settle the question.

The resale market is dominated by large layouts, but bedroom count alone is a poor comparison tool here. Project profiles list an original mix from a 60 sqm one-bedroom through 115 sqm two-bedroom, 250 sqm three-bedroom and 334 sqm four-bedroom formats. Current listings show that real secondary-market units can differ materially from those headline types, including large two-bedroom apartments and three-bedroom homes at several very different sizes. Renovations, combinations, historic layout changes and simple database inconsistency can all affect how a unit is marketed, so the title deed and actual plan matter more than the portal label.

The amenity package is substantial for an established residential estate. Across the main project databases, Royal Cliff Garden is associated with a communal pool, gym, sauna, tennis, squash, parking, passenger lifts, CCTV and 24-hour security; local Pattaya agencies also describe extensive landscaped grounds and multiple sports areas. The practical point is not that the project has a long facilities list, but that an owner may genuinely use the estate as a place to live. The counterpoint is equally important: on an older property, the physical condition and maintenance history of those facilities deserve an on-site inspection.

Pricing is unit-driven rather than developer-driven. The active FazWaz resale page checked on 15 Sep 2026 showed a lower asking-price anchor of THB 19 million, with other current listings in the same project extending to THB 35.5 million for a 378 sqm penthouse. Other portals display additional stock and sometimes lower or higher asking prices. A buyer should therefore resist treating a single project-level 'from' price as a valuation. In Royal Cliff Garden, tower position, sea exposure, floor, renovation standard, furniture, title status and the seller's urgency can create large differences between apartments that appear similar in a search filter.

For foreign buyers, the condominium structure is workable but the quota must be checked at unit level. Thai condominium rules allow foreign freehold ownership within the statutory 49% foreign ownership quota, and current Royal Cliff Garden listings explicitly mark some units as Foreign Quota. That is useful evidence that foreign-freehold transactions occur in the project, but it is not a blanket promise for every apartment. Before paying a reservation or deposit, the buyer should obtain the juristic-person confirmation for the selected unit, verify the title and seller, check outstanding common charges and prepare the required banking evidence for transfer.