NovSEA SKY by Sands
SEA SKY by Sands is an off-plan condominium on the seaward end of Pratumnak Soi 5, close to Yinyom Beach.
PattayaBased on developer material
From 5,366,000 THBPer broker listings. Current price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Condominium
- Where
- Pratumnak Soi 5, Nong Prue, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Early stage · 2029
- Price
- From ฿5,366,000guide price, final by unit
- Transparency
- 10 facts confirmed · 3 to verify
Why this project is worth a look
Two living formats
The project is not simply one 20-storey tower. Buyers can choose between the smaller Building A with a rooftop garden-and-pool setting and Building B with a deeper amenity programme, higher floors and the largest residences.
Coast without isolation
Pratumnak Soi 5 puts the beach into the everyday routine without moving the buyer into a remote resort zone. That is particularly relevant for second-home owners and long-stay residents who still want practical access to central Pattaya and Jomtien.
A wide size spectrum
Compact one-bedroom apartments sit in the same scheme as 100 sqm two-bedroom homes, 177–198.9 sqm three-bedroom residences and very large penthouses. The range gives SEA SKY more end-user flexibility than a project built around one repetitive small-unit formula.
Pets are designed in
The official amenity programme includes a pet lawn and dedicated pet-friendly spaces, and the concept is repeated across active market listings. That is meaningful for pet owners, although the binding rules on size, breed, number of animals and common-area access still need to be checked in the condominium regulations.
A long off-plan cycle
Q4 2029 is still several years away. The staged payment plan can spread cash requirements, but the long horizon makes contract wording, construction progress, permits, delay remedies and the final handover specification central to the purchase decision.
About the project
SEA SKY by Sands is an off-plan condominium on the seaward end of Pratumnak Soi 5, close to Yinyom Beach. The useful part of the location is not the marketing label “beachfront” by itself; it is the way the project sits inside an established residential pocket where the shoreline is genuinely walkable while central Pattaya and Jomtien remain practical by car. That makes the scheme easier to read as a second-home or extended-stay residence than as an isolated resort. A buyer can spend a winter here, use it for long weekends or live year-round without giving up access to the city’s shopping, dining and services.
The current official project site describes two buildings with 120 residences in total. Building A is an eight-storey boutique block with its own rooftop infinity pool, sky garden and pet-oriented outdoor space. Building B rises to 20 storeys and carries the broader unit mix together with the main lifestyle facilities. This split matters because the two buildings offer quite different day-to-day experiences. Building A is the lower-density choice, while Building B gives buyers more floors, larger layouts and the project’s principal clubhouse. The tower’s second and third levels are planned around pools, wellness and fitness rather than apartments, keeping the main shared amenities separated from the residential stack.
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The unit range is unusually broad for a new Pattaya condominium. Current sales material shows one-bedroom homes from roughly 31 sqm, two-bedroom plans around 77–100 sqm, three-bedroom residences from 177 to 198.9 sqm and a 328.7 sqm four-bedroom penthouse. The one-bedroom category is the least uniform: there are compact units in the low-30s, conventional mid-size layouts around 36–50 sqm and much larger one-bedroom plans above 70 sqm. Bedroom count alone is therefore a poor way to compare stock in this project. Floor, balcony configuration, orientation, internal proportions and quota status will usually matter more than the label attached to the unit.
Specifications circulated by active agents point to a fairly complete handover package, including fitted kitchens, appliances, washing machines, air-conditioning, bathroom finishes, furniture and electric curtains, with some equipment varying by unit type. That can reduce the amount of work required after completion, but buyers should treat the contract specification as the controlling document. The same caution applies to sea views. The project is designed around coastal outlooks and the developer says most units are sea-facing, yet a view is always unit-specific. A high-floor corner residence and a lower-floor apartment in the same building are not interchangeable assets simply because both appear under the same project name.
Completion is currently targeted for Q4 2029. As of 17 August 2026, several live sources still describe the scheme as pre-launch and place construction commencement in Q4 2026, so the conservative classification is planned rather than under construction. That creates a long period between reservation and transfer. For a buyer, the commercial terms need to be read with that timeline in mind: reservation mechanics, the sales-contract counterparty, construction milestones, remedies for delay and the exact specification deserve more attention than short-term promotional incentives. The public payment structure currently shows THB 100,000 to reserve, 30% at contract, another 20% during construction and 50% at transfer.
For a foreign purchaser, this is a condominium acquisition rather than a land-ownership structure. Thai rules allow foreigners to hold condominium freehold only while foreign ownership remains within 49% of the total unit floor area of the relevant building. Current SEA SKY listings include both foreign- and Thai-quota stock, but quota availability is attached to the specific unit and can change as sales progress. Before paying a reservation, a foreign buyer should obtain written confirmation that the chosen unit is available in the foreign quota and make sure the contracting entity matches the project’s legal developer. Current project material identifies that developer as Sea Sky Premium Asset Co., Ltd.
Gallery
Photographs from the project’s materials.
Ownership format
Foreign buyers may hold condominium freehold within the statutory 49% foreign-ownership quota by floor area; actual quota availability is unit-specific. Listings for the project also show Thai-quota stock.
Unit types & sizes
The least uniform category in the project, ranging from compact apartments to unusually generous one-bedroom homes. Two units with the same bedroom label can serve very different use cases, so the exact plan and floor matter.
These plans read more like full-time homes than short-stay resort apartments. The size gives families a clearer separation between bedrooms and shared living space and is easier to use for long stays.
Large upper-floor residences aimed at buyers who want a primary home or a substantial family base by the sea. Public floor plans place only two apartments per floor on levels 17–18, materially reducing density.
The top of Building B carries the project’s largest homes, with public material showing a private pool for the penthouse format. It is a different product tier from the standard apartments and should be assessed on its own specification.
Areas and price anchors are based on active August 2026 sales material and detailed floor-plan listings. One-bedroom stock varies especially widely; before reservation, confirm the unit number, building, floor, actual area, handover package and available ownership quota. 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
19 amenities
Pools & leisure
- Building A rooftop infinity pool
- Building B double-volume pool
- jacuzzi
- sun decks
Fitness & wellness
- gym
- sauna
- wellness hot/cold pool
- relaxation garden with massage chairs
Pet-friendly
- pet lawn
- landscaped walking areas
- stated pet-friendly policy
Security & access
- 24/7 security
- CCTV
- controlled vehicle access
- digital unit entry
Parking & services
- basement parking
- visitor parking
- EV charging
- lobby and management area
How the tower is arranged
- Building A: basement and ground floorParking, lobby, management and commercial space
- Building A: floors 2–8Residential floors, up to 4 units per floor
- Building A: rooftopInfinity pool, deck and landscaped area
- Building B: two basements and ground floorParking, arrival and lobby
- Building B: floors 2–3Clubhouse facilities, pool, sauna, gym and relaxation garden
- Building B: floors 4–16Main residential stack, with lower density on the higher levels
- Building B: floors 17–18Large three-bedroom residences, 2 units per floor
- Building B: floors 19–20Penthouses, one residence per floor
Location
- The site is on the seaward side of Pratumnak Soi 5, with Yinyom Beach as the closest coastal reference point.
- Pratumnak sits between central Pattaya and Jomtien, giving the project a beach setting without separating residents from the wider city.
- The developer highlights Pratumnak View Point and Bali Hai Pier as nearby landmarks, while the major malls are in central Pattaya.
Address / landmarkPratumnak Soi 5, 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 5.366M in active Thailand-Property listings on 17 August 2026. This is a lower market anchor rather than a fixed project-wide price: the selected unit, size, floor, foreign-quota status, availability and payment terms need to be confirmed separately.
- Expected completion: Q4 2029
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 100,000
- Contract30% of price
- Construction period20%; one public schedule uses 41 monthly instalments
- Transfer50% of price
Project stage — what we know
Early project stage. Launch declared for 2029.
Critically verify permits, escrow and the developer track record.
- 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
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: Second-home buyers who want the sea within walking distance without living in an isolated resort compound.; Couples or families planning long stays in Pattaya and looking for layouts substantially larger than typical investor studios.; Pet owners for whom dedicated pet areas and an explicitly pet-friendly concept are a genuine selection criterion.; Upper-budget buyers considering large residences, lower-density upper floors or penthouse-scale living.; may not suit: Buyers who need a completed home now: handover is targeted for late 2029 and the project is still ahead of its main construction cycle as of August 2026.; Budget-led Pattaya buyers: even the entry stock sits well above the city’s mass-market condominium segment.; Anyone prepared to buy solely on a generic “sea view” or “beachfront” label; the actual floor, orientation, neighbouring plots and contractual plan need unit-level review..
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.
- The current SEA SKY Pattaya official site states 120 residences, while FazWaz, Dot Property and a parallel project landing page show 127. We use 120 as the newer primary figure; the final registered unit schedule should be checked before contract.
- Official project pages consistently give Pratumnak Soi 5, while some agency listings label the same site as Soi 6. The public address here follows the official Soi 5 wording; no street number for the plot was found in open material.
- As of 17 August 2026, public material places construction commencement in Q4 2026 and completion in Q4 2029. The actual start of major works and the full permitting package were not independently confirmed in open sources.
FAQ
What does a unit in SEA SKY by Sands cost?
1 bedroom — from about THB 5.66M for current listings around 31 sqm; lower advertised entries also appear and need unit-level verification.; 2 bedrooms — market anchor from about THB 15.56M in active listings.; 3 bedrooms — market anchor from about THB 60.8M.; Penthouse, 4 bedrooms — market anchor around THB 131.15M.. 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 SEA SKY by Sands?
reservation — THB 100,000; contract — 30% of price; construction period — 20%; one public schedule uses 41 monthly instalments; transfer — 50% of price.
When is SEA SKY by Sands due for completion?
Q4 2029. 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 17.08.2026
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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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