The Riviera Beverly Hills Residences

Completion dates need to be read with care because several versions remain online. The current Riviera project page says June 2028, so that is the date used as the primary reference here. FazWaz, Hipflat, Pattaya Prestige and other portals still show July 2028, while some older agency pages retain late-2027 schedules. Unit counts show the same legacy-data problem: an earlier Riviera construction article and many portals refer to 443–445 residences, whereas the current developer page now states 469. For a buyer, this is more than a publishing oddity. A changed unit count can reflect revisions to layouts or the approved scheme, so the latest contract pack and sales kit for the selected building should match the current configuration before money is committed.

The site sits inside Jomtien rather than directly on the beach. Major property databases consistently place it at 181/280 Soi Thepprasit 9, Jomtien, administratively within Nong Prue, Bang Lamung, Chon Buri. This is an established residential pocket with convenience shops, restaurants, services and existing condominium communities around it. The developer highlights quick access to Jomtien Second Road and the wider Pattaya road network. In practical terms, the project suits buyers who want a residential Jomtien base with several ways to move around town; it is not a first-line beachfront proposition where the sea is immediately outside the building.

The official room mix runs from studios through one-, two- and three-bedroom residences. Live listings show how broad that mix can be: current examples include studios around 27–29 sqm, one-bedroom units from roughly 31 to 40 sqm, two-bedroom homes from the low-50s up to 92 sqm, and three-bedroom units at 111 sqm. The developer's March 2025 Building A price list also recorded 26–29 sqm studios, one-bedroom layouts around 31–39 sqm and two-bedroom layouts in the 53–66 sqm range. That older list is useful for understanding the design matrix, but it should not be mistaken for today's complete availability. Views, corner positions, pool access and larger family layouts create meaningful differences inside the same bedroom category.

Amenities are unusually extensive for an eight-storey scheme. Riviera's own material describes multiple pools, a 24-metre infinity pool with Jacuzzi features, a children's pool and water elements, separate male and female onsen areas, steam rooms and saunas, a cold plunge, a 24-hour gym, yoga and Pilates space, boxing ring, golf simulator, a full-size enclosed badminton court and a 200-metre running track. The current project page still highlights a central restaurant and bar and a rooftop pool at the Bel Air Clubhouse. FazWaz also lists co-working/meeting space, a reading room, parking, reception, 24-hour security, CCTV and key-card access. The mix is designed around both everyday residence and resort-style leisure rather than a pool-and-gym minimum package.

For a long-stay owner, the practical value of those facilities is that different needs can be met without leaving the compound every time: exercise, a work session, children's activities or a quiet social space can all happen on site. The trade-off is ongoing operating cost. Current agency profiles repeatedly quote a common-area fee of about THB 60 per sqm per month and a one-off sinking fund of THB 600 per sqm. Those are useful working figures, not a substitute for the latest contract annex, because the developer's current public project page does not publish the fee schedule. Buyers comparing two units should therefore compare not only the purchase price but also the recurring charge created by the unit's area.

Ownership is structurally simpler than in a villa development because this is a condominium rather than land ownership. The developer lists the project as freehold and its historical price list had separate columns for Thai and foreign ownership buyers. For a non-Thai purchaser, the decisive issue is whether the chosen unit is available within the foreign freehold quota at the time of transfer. Thai rules cap combined foreign condominium ownership at 49% of the saleable area. In other words, 'freehold project' does not mean every remaining unit can automatically be registered in a foreign buyer's name. Foreign-quota confirmation and the transfer documentation for that specific residence remain essential.

Pricing is active but fragmented across portals and quotas. PropertyHub listings refreshed on 14 August 2026 included a 28 sqm studio at THB 2.492M, a 32 sqm one-bedroom at about THB 2.854M, a 53 sqm two-bedroom at THB 5.1M and a 111 sqm three-bedroom at THB 13.55M. These figures should be read as individual market offers, not as a single developer price table. Floor, view, ownership quota and seller can all change the number. Foreign buyers should be particularly cautious about treating the lowest Thai-quota advertisement as their entry price: the developer's earlier official price sheet already showed a separate, usually higher, foreign-ownership column for comparable units.

The payment structure is another area where the unit-specific document matters more than a generic brochure. A current agency page for foreign quota shows a THB 50,000 reservation, 35% at contract, 15% through instalments and 50% on handover. The developer's official March 2025 price list used the same broad 35% + 15% + 50% structure for foreign ownership buyers, with reservation fees varying by unit type and effectively forming part of the early payment. Because the public Riviera page no longer posts a live price list, buyers should request a dated schedule tied to the exact unit number before paying the reservation. That schedule should also state what happens if a payment is late, whether the booking fee is credited, and the contractual handover trigger.

Taken as a whole, The Riviera Beverly Hills Residences is most compelling as a low-rise alternative to Jomtien's large towers. It is not a tiny boutique building—469 residences make that clear—but three eight-storey blocks and a broad amenity programme create a different spatial feel. The project has an approved EIA, construction activity has begun, and the developer's current completion target is June 2028. The remaining buyer work is highly specific: obtain the latest building plan, confirm foreign quota for the chosen unit, verify the current payment schedule, check exactly what furniture and equipment are included, confirm the common-area and sinking-fund charges, and make sure the contractual completion date matches the latest official project configuration. Those details vary more across the market than the basic identity of the development itself.