NovThe Lavish Pattaya
The Lavish Pattaya is a completed, low-density housing estate in North Pattaya rather than a resort-style villa compound. The project sits around Soi Sukhumvit-Pattaya 19 in Na Kluea and is built around 33 two-storey detached homes.
PattayaBased on developer material
From 15,950,000 THBCurrent price list, layouts and availability — discussed one-to-one with a project specialist
Quick — 10-second read
- What it is
- Pool villa
- Where
- 330/5 Moo 2, Soi Sukhumvit-Pattaya 19, Na Kluea, Bang Lamung, Chon Buri 20150, Thailand · Pattaya
- Stage
- Completed · 2025
- Price
- From ฿15,950,000guide price, final by unit
- Transparency
- 10 facts confirmed · 7 to verify
Gallery
Photographs from the project’s materials.
Similar options in this city and budget
Compare before you decide — the same city and price level.
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Why this project is worth a look
Space near the city
The central proposition is unusually simple: 350–400 sqm detached homes without pushing the buyer deep into the outskirts. The Sukhumvit 19 setting keeps North Pattaya within normal driving reach while still allowing private land and a pool. That can work well for a family household, but the trade-off is clear too: this is a driving location, not a walk-out beach lifestyle.
A finished product
Buyers can inspect what they are actually purchasing. Pool construction, internal roads, drainage, neighbouring plots, security procedures, furnishing and defects can all be reviewed before signing. The risk profile is therefore different from off-plan: less uncertainty about the physical product, more emphasis on the title, seller, transfer documents and the exact commercial package attached to one house.
Three coherent layouts
Aurora, Karisma and Stellar use the same four-bedroom, five-bathroom family brief at 350, 380 and 400 sqm respectively. That makes comparison more practical than in projects with dozens of minor variants. Buyers can decide how much internal space they genuinely need and then focus on the plot, orientation and fit-out, which may have a greater impact on value than the model name itself.
Only 33 homes
The low unit count gives the estate a more residential scale and reduces the sense of a high-turnover resort compound. It does not guarantee good management, quiet neighbours or low fees, but it makes those issues easier to inspect directly. Occupancy, ongoing renovation work and the condition of common areas should be checked during more than one visit.
Developer identity is traceable
The project-to-developer link is supported by Thailand's Department of Lands, while ONEP records J PLUS PROPERTY COMPANY LIMITED as an active legal entity. That is meaningful because it narrows the due-diligence chain. A buyer still needs the sales contract and payment instructions to show exactly which entity is selling the selected villa and why that entity has the right to transfer it.
About the project
The Lavish Pattaya is a completed, low-density housing estate in North Pattaya rather than a resort-style villa compound. The project sits around Soi Sukhumvit-Pattaya 19 in Na Kluea and is built around 33 two-storey detached homes. The numbers define the product more clearly than the marketing language does: houses run from 350 to 400 sqm, with four bedrooms, five bathrooms, staff accommodation and parking for three cars. Private pools are part of the current villa proposition. This is a format for buyers who want a substantial primary or long-stay home with its own land and outdoor space, while remaining connected to the Pattaya road network rather than moving far into the eastern suburbs.
There are three named house designs. Aurora provides 350 sqm of usable area, Karisma 380 sqm and Stellar 400 sqm. The official project material keeps the core bedroom and bathroom count consistent across the range, so the practical differences are space, plot size and the way each individual house is positioned and finished. Published plot ranges start in the low-to-mid 70 sq.wah range and extend well above 140 sq.wah for some versions. In a finished development, that makes plot selection unusually important: two houses with the same bedroom count can represent very different purchases once land area, corner position, landscaping, pool treatment, furniture and seller type are taken into account.
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The developer identity is unusually well traceable for a boutique Pattaya project. Thailand's Department of Lands database lists The Lavish in Na Kluea under J Plus Property. The government's ONEP database identifies J PLUS PROPERTY COMPANY LIMITED, registration number 0205558032764, as an operating company registered in 2015 with an address in Na Kluea, Bang Lamung. A separate SCB business feature links the company and its founder to The Lavish while the project was under construction. None of that replaces deal-level due diligence, but it does provide a coherent chain between the consumer-facing brand, the project and a registered Thai corporate entity.
Most project databases and 2026 listings place completion in February 2025, and current stock is marketed as ready to move in. A few portals carry 2024 or 2026 instead, so the exact completion label should not be treated as a substitute for the documents attached to a specific house. The useful conclusion is that this is no longer a construction-risk purchase in the normal off-plan sense. A buyer can inspect the actual building, pool, road, common areas and neighbouring plots before committing. The diligence focus therefore shifts from promised specifications to title, seller authority, defects, transfer conditions and the maintenance regime.
Pricing is equally house-specific. The official website still advertises a starting point of THB 15.95 million, while live and recently updated market listings span from around THB 16 million for some 350 sqm homes to more than THB 30 million for larger plots and higher-priced Stellar stock. The spread is too wide to compare on house size alone. Plot area, furnishing, corner or storage location, private-pool specification, transfer-cost allocation and whether the seller is the developer or an existing owner can all matter. The official 'from' price is therefore best used as an entry anchor, not a reliable budget for any particular available home.
The location is car-friendly rather than beachfront. The project is tied to Sukhumvit 19 and the developer positions North Pattaya as roughly an eight-minute drive away. Property databases place Ka Ting Lai Beach at about 1.2 km. Sukhumvit access is the more important practical feature: it connects the estate to North Pattaya Road and the wider road system, with major retail, Bangkok Hospital Pattaya and several international schools in the broader catchment. A family that drives daily may value that balance. A buyer expecting to walk to the beach, cafes and nightlife from the front gate should view the location much more critically.
Shared facilities include a clubhouse, gym, communal pool, landscaped areas, meeting or co-working space, parking, CCTV and 24-hour security in the project databases. With only 33 homes, however, The Lavish should be judged primarily as a private-house purchase rather than as an amenities package. The most useful inspection is therefore very physical: walk the internal roads, look at drainage after heavy rain if possible, check how close the chosen plot is to the entrance and common facilities, inspect the pool plant and waterproofing, and compare the actual furniture and built-ins against the sales specification. In a completed estate, those observations are more valuable than a brochure image.
Home types & sizes
The smallest of the three plans is still a substantial family house. The official specification includes three parking spaces and staff accommodation, while current stock is marketed with private pools. Published land sizes start around 73.5 sq.wah, so the plot can materially change the value and usability of two otherwise similar Aurora homes.
Karisma sits between Aurora and Stellar at 380 sqm. The official layout brief includes three-car parking, an open living and dining area, kitchen and staff room. Its published plot range is broad, from 73.5 to 140.4 sq.wah, which means the land component can be more important than the 30 sqm step up from Aurora.
Stellar is the largest standard plan at 400 sqm, with published plots from about 80.5 to 149.2 sq.wah. It is the natural choice for buyers who will use the extra living volume and land, but the model name alone should not justify a premium. Plot position, furnishing, condition and the actual land area remain the decisive comparisons.
All three official house types are specified with four bedrooms and five bathrooms. Plot sizes are published as ranges by model rather than as an availability schedule. Current prices and furnishing packages are unit-specific, so they are not presented here as fixed model prices.
Facilities
9 amenities
Leisure and fitness
- clubhouse
- gym
- communal pool
- landscaped common area
Work and social
- meeting or co-working space
Security and access
- 24-hour security
- CCTV
- controlled entrance
- parking
Location
- The estate is tied to Soi Sukhumvit-Pattaya 19 in Na Kluea, Bang Lamung. The location prioritises access to Sukhumvit and North Pattaya rather than direct beachfront living.
- Project material presents North Pattaya as roughly an eight-minute drive away. Actual travel time will vary materially with Sukhumvit and city traffic.
- Major project databases identify Ka Ting Lai Beach at about 1.2 km. That is convenient by car, but buyers looking for a walk-to-the-sand address should not treat The Lavish as beachfront.
- Terminal 21 Pattaya, Bangkok Hospital Pattaya and several international schools sit within the broader North Pattaya catchment. Families should test the real school and work commute at the times they expect to travel.
Address / landmark330/5 Moo 2, Soi Sukhumvit-Pattaya 19, Na Kluea, 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.
About this district
- District guide
- Naklua Property: Who This Local Pattaya District Suits →
The district guide explains everyday context. Check the specific unit, price and documents separately.
Price & purchase terms
- Current price: From THB 15.95M on the official project website as of 10 September 2026. Treat this as a lower advertised anchor, not the price of every available home: the exact plot, fit-out, availability and transaction terms need to be confirmed for the selected villa.
- Completed: 2025-02
How the payments run
- Reservation10% immediately
- After contract signing20% within 14 days
- Handover70% on handover
Project stage — what we know
Completed in 2025. 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; 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: Families that genuinely need four bedrooms, substantial shared living space and separate staff accommodation rather than a compact holiday villa.; Buyers who prefer a completed house they can inspect in detail before committing, instead of taking construction and finishing risk on an off-plan product.; Drivers who value Sukhumvit access and practical North Pattaya connectivity more than a pedestrian beach lifestyle.; Owners who like the scale of a 33-home gated estate and do not need a large resort compound with an extensive entertainment programme.; Buyers prepared to assess each plot as a separate transaction, including title, seller identity, furnishing, transfer costs and recurring charges.; may not suit: Buyers who want to live largely on foot and expect the beach, restaurants and major retail to sit outside the gate.; Investors looking for a small, low-maintenance rental unit: a 350–400 sqm house with land and a pool creates a very different operating-cost profile.; Foreign buyers assuming the land can simply be registered in their personal name as if this were a condominium unit. A landed-house purchase requires specific legal structuring and document review.; Anyone budgeting only from the headline 'from' price. Completed inventory varies too much by plot, fit-out and seller for a single entry figure to describe the real cost of the preferred house..
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.
- No single project-level ownership structure for a foreign buyer is published. Listings use labels such as Thai ownership or freehold for individual homes, but those labels are not enough: the land title, registered owner and lawful transaction structure need to be checked for the selected property.
- Completion dating is inconsistent across portals. Most project databases and fresh listings use February 2025, while some sources show 2024 or 2026. The completed status is well supported; the legally relevant dates for a particular house should come from its documents.
- Commercial terms are unit-specific. The official site advertises from THB 15.95M, while 2026 listings cover a much wider range. Sources also differ on common-area charges and whether the 10/20/70 payment schedule applies, so price, furnishing, fees and payment timing should be fixed in the selected home's offer and contract.
FAQ
What does a home in The Lavish Pattaya cost?
From 15,950,000 THB. The price and availability of a specific unit are confirmed with the developer before reservation.
Is there a payment plan for The Lavish Pattaya?
reservation — 10% immediately; after contract signing — 20% within 14 days; handover — 70% on handover.
When is The Lavish Pattaya due for completion?
2025-02. 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 10.09.2026
- Government / official registry checked 10.09.2026
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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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