New developments in Thailand: what’s being built in Pattaya right now — 24 projects from official records

What you need to know in 30 seconds

• We didn’t go looking for news. We read the official registries instead: ONEP’s environmental impact registry, the Royal Gazette, and Pattaya City Hall’s procurement portal. A developer files the paperwork first and only later — sometimes a year or two later — puts out a press release.
• The result: 24 finds backed by an actual document, 11 of which have never been mentioned in the press — not in Thai, English, or Russian.
• Naklua and Wongamat are the epicenter for major developers right now. Supalai has filed two new projects, Sansiri two, Origin holds two, and Riviera is moving in with Palm Beach. None of them has been publicly announced.
• In Na-Jomtien, the paperwork shows a hotel and residences under the Hilton name — filed on 20.10.2025, and the press still hasn’t picked it up.
• The Hermes industrial estate in Khao Mai Kaeo — 1,231 rai, already under construction. It’s an EV cluster that, according to the Thai press, will create around 8,800 jobs. It sits 15 km from Pattaya.
• Around 20 Pattaya hotels filed building-use change applications on the very same day — a mass legalization of aparthotels that’s reshaping the rules for short-term rental schemes.
• The negative result matters just as much: between 2024 and 2026, not a single environmental report was filed in Banglamung or Sattahip for a shopping mall, water park, aquarium, international school, data center, marina, or cruise terminal.

All checks were carried out on 29 July 2026. Links to primary sources appear in every table row and at the end of the article.

Why we read documents, not the news

When you’re shown a condo in Pattaya, the line “something will be built nearby soon” comes up almost every time. You can’t verify it through the news: a news story appears when a developer needs traffic for its sales office, not when a decision has actually been made.

In Thailand the order of operations is different, and it works in the buyer’s favor. A large-scale development can’t be built without an approved environmental report — an IEE or EIA. The report is filed with the Office of Natural Resources and Environmental Policy and Planning (ONEP), and the project’s record appears in the public registry immediately: name, type, street-level address, the applicant company, and review stage. It typically takes six months to two years from filing to the start of construction. The project is visible the whole time — it’s just that nobody writes about it.

Land expropriation for roads works the same way: a royal decree is published in the Royal Gazette first, and only then does the machinery show up. Municipal procurement follows the same pattern: a procurement plan is published first, then a tender is announced, then the work begins.

We went through all three registries and pulled out everything relevant to our areas. Here’s what we found.

Three key signals

1. A new road through Huai Yai: 421 rai to be expropriated

On 9 September 2025, the Royal Gazette published a royal decree on land expropriation in the Nong Pla Lai, Nong Prue, and Huai Yai tambons of Banglamung district. The specs: 17.667 km, 4–6 lanes, a 30-meter right of way, with 421 rai of land and 365 structures to be expropriated. The road connects Huai Yai Road to Motorway 7. The decree is valid for five years.

It’s the only new expropriation decree for Banglamung since 2022 — and it runs right through our areas. Expropriation always comes before construction, so for anyone who owns land in Huai Yai or Nong Prue, this is the single most important document of the year. We covered it in detail separately: what the road is, who it affects, and how to check your own plot.

2. EECiti stopped being a plan and became a legal zone

On 8 May 2025, the EEC board published a notification in the Royal Gazette establishing the “EEC Business Centre and New Smart City” promotion zone — covering a specific parcel of land in Huai Yai tambon, with phase one at roughly 5,795 rai.

Before that date, EECiti was a concept and a slide deck. After it, EECiti is a territory with a legal framework and investor incentives. Construction on the ground is still at zero: urban planning work is underway, and tenders are expected in early 2027. We covered this in detail in our breakdown of the new city next to Pattaya.

3. The Hermes industrial estate: 1,231 rai, construction underway

The Hermes industrial estate is under construction in Khao Mai Kaeo tambon, Banglamung district — 1,231 rai, an EV cluster, developed by Hermes Cooperation (a subsidiary of SNC Former, listed on the SET). There are three entries in the EIA registry: approval on 19.08.2024, an expansion on 10.10.2025, and a detail change on 30.12.2025. The current status on file is “approved, construction underway.”

According to the newspaper Matichon, the project is expected to create around 8,800 jobs. It’s 15 km from Pattaya. The press never picked up on the October 2025 expansion at all.

What this means in practice: an industrial estate with that many employees generates steady demand for budget rentals in Huai Yai, Nong Pla Lai, and Khao Mai Kaeo. This isn’t a “buy the sea view” argument — it’s an argument for the yield on affordable, second-row properties.

Royal Gazette documents

Every row in the table can be linked to directly — each one has its own anchor. Hover over a row, copy the page address, and add the anchor from the last column.

The last two rows fall outside our areas, but they matter as context. The EEC medical cluster is going to Rayong, not Pattaya. If someone’s selling you a condo on the pitch “an EEC medical hub is coming here,” the paperwork says otherwise.

One discrepancy is worth flagging on its own, because it explains a lot. In the draft decree approved by the Cabinet on 10.02.2025, the road was called “Sai Ngo-1 under the Pattaya City master plan.” In the decree as published on 09.09.2025, it’s already called “Sai No. 13” under the 2019 EEC infrastructure plan. Over the course of a year, the project was rewritten from the defunct Pattaya master plan to the active EEC plan — one more confirmation of what we wrote about in our article on the plan that’s actually governing development in Pattaya.

The environmental impact registry: 19 projects

This is the core of our findings. On the left is how each project is named in the documents (sometimes a working name, not the eventual brand); on the right is the stage taken from the “project status” field in the registry record.

Every row has its own anchor, so you can link directly to a specific project.

Note the 2026 dates: Supalai Kram Wong-Amat was filed on 4 June 2026 — less than two months ago. Supalai Prima Villa on 25 March 2026. North Pattaya 1 and 2 were approved on 10 April 2026. None of them has a press release or a construction site yet.

A fairness note on Sansiri. The already-announced Sansiri project dcondo Vite Pattaya sits on the same Photisan Road in Naklua. So one of the two North Pattaya entries could well be its working name. But there are two entries, both marked “not started” — meaning at least one building or phase hasn’t been announced. Cross-checking the coordinates in the actual reports would give a definitive answer, and we haven’t done that yet.

What this means by area

Naklua and Wongamat is where things are concentrated. Supalai (two projects), Sansiri (two), Origin (two), Riviera (Palm Beach), Grande Centre Point 3 (under construction). Seven or eight new developments in a single tambon isn’t a coincidence — it’s several large public companies making the same call at the same time. For a buyer, that’s a two-sided fact: the area will get new infrastructure and quality product, but also resale competition in 3–5 years, once these buildings hit the market. If you’re buying in Naklua now, it’s worth knowing what your unit will be competing against on resale.

Na-Jomtien is quietly staking a claim on the upper segment. A hotel and residences under the Hilton name, plus Greenland Park, plus the ongoing Panora. Meanwhile “ICON SIAM in Jomtien,” which has been used to sell property here since 2019, doesn’t exist in the documents — we covered this already.

Nong Prue is the workhorse. Sansiri is building PTY 1, Supalai is coming in with villas, Riviera has California in the pipeline, Zenith is on Thepprasit. Plus a new private orthopedic hospital with an approved environmental report — a concrete “healthcare nearby” argument, not an abstract “EEC medical hub.”

Huai Yai is about infrastructure, not housing. There are no new residential filings in the registry. What there is: a road, the EECiti zone, and an industrial estate 15 km away. This is a long-horizon area, and it makes sense to buy here with patience, not on hype.

Bang Saray is quiet in the paperwork. Not a single new filing. Worth knowing, for an area that’s marketed as “the next Jomtien.”

Aparthotel legalization: quiet, but the most practical news here

On 15 August 2025, around twenty reports of the same type — “building use change” — landed in the registry on a single day. The filers include the entire LK Group lineup, Cross Vibe Pattaya Centre, Sunshine Hotels & Residences, Golden Tulip Essential, and others.

This isn’t construction. It’s bringing buildings that have operated as hotels for years — without hotel status — into legal compliance.

Why this matters to you specifically. The “buy a condo and rent it out nightly” model sits in a gray zone in Thailand: the Hotel Act requires a license, and renting for less than 30 days without one is a violation. When major operators start sorting out their paperwork all at once, it’s a sign that enforcement is tightening and the gray zone is shrinking. For a buyer of an income property, the takeaway is simple: calculate yield based on long-term rental, and only consider nightly rentals where the building has, or will have, hotel status. That’s a question to ask the developer before the deal, not after.

Confidence level: the fact that this batch was filed is confirmed by the documents. The interpretation that “the market is going through legalization” is our own conclusion from indirect evidence — there’s been no official statement from the authorities to that effect.

What Pattaya City Hall has ordered over the past month

The City Hall procurement portal is the fastest-moving of our sources — it’s updated daily. Contract amounts aren’t published in the general list, only in individual records, so the scale below is described by the type of work instead.

Every row has its own anchor.

Three of the nine items are about water in Naklua and Wongamat. Take this literally: the city has acknowledged that the most expensive segment of northern Pattaya has a wastewater and stormwater problem, and it has started with design work. Design to a finished system usually takes 2–4 years. If someone sells you a condo in Wongamat with the line “everything here is already sorted,” you now know the paperwork says otherwise. At the same time, it’s a positive signal: the work has actually started, not just been discussed.

The last row — cancelled tenders — is there as a reminder not to promise timelines. Even an announced tender can be pulled.

What isn’t in the documents

This may be the most valuable part of this piece. We specifically checked whether Banglamung and Sattahip have had even a single environmental filing between 2024 and 2026 for the kinds of facilities most often used to sell condos.

Each row can be linked to on its own.

The absence of a registry entry isn’t legal proof that a project doesn’t exist. But for a development of that scale, an environmental report is mandatory, and it doesn’t appear at the last minute. Zero filings in three years is a strong argument against any urgency to buy “ahead of a future mall.”

We already checked these promises against primary sources in our article on how to tell a real construction project from a pretty rendering. The environmental impact registry confirms those findings independently, from a different angle.

How to check this yourself

Everything described above, you can repeat yourself, for free, with no middlemen.

1. The environmental impact registry: eia.onep.go.th/site/eia. Select Chonburi province, Banglamung or Sattahip district, and set a date range. Search only works through the form — a direct link with parameters won’t work. A project’s record opens at an address like eia.onep.go.th/eia/detail?id=NUMBER, and the report itself downloads as a PDF.
2. The Royal Gazette: ratchakitcha.soc.go.th. Search by headline terms: land expropriation, EEC promotion zones, master plan. Keep in mind: the PDFs use a non-standard Thai encoding, so machine-read numbers inside the document come out as garbage — cross-check the figures manually.
3. Pattaya City Hall procurement: dsp.pattaya.go.th/all.php. Check the procurement plans once a month — they come out before the tenders do.
4. Dates. Thai documents use the Buddhist calendar: 2567 is 2024, 2568 is 2025, 2569 is 2026, and 2570 is 2027.

If you don’t have time to check this yourself, we do it routinely, for a specific address — contact us and we’ll check the surroundings of the property you’re considering.

What we haven’t checked

An honest list of gaps, so you understand the limits of this material.

• The e-GP government procurement portal. Direct requests don’t go through — it needs a browser session. That means we haven’t checked road-agency contracts for Chonburi in 2025–2026. That’s exactly where the tender for the new Huai Yai road should show up.
• The DBD corporate registry. Advanced search requires authorization. New project companies get registered 6–12 months before an environmental filing — an even earlier signal, which we’re not yet pulling.
• SET stock exchange disclosures. We only spot-checked SNC Former for the Hermes industrial estate. We haven’t systematically gone through the capex plans of AWC, CPN, Origin, Sansiri, or Supalai.
• Project scale. The registry record doesn’t include the number of units, floor count, or area. To figure out whether something is a competitor to your building or a small boutique project, you’d need to download the actual report for each one.
• Building permits from Banglamung district and Pattaya City Hall have no public registry at all.

What a buyer should do with this

First. Check the surroundings before the deal, not after. Five minutes in the environmental impact registry will tell you what’s coming to your block more accurately than any brochure.

Second. Tell “filed” apart from “under construction.” In the tables above, only four items carry construction status: the Hermes industrial estate, Sansiri’s PTY 1, Grande Centre Point Pattaya 3, and Panora Baan-Amphur. Everything else is paperwork — good, serious paperwork from major companies, but paperwork for now.

Third. Look at the density of filings in an area. Seven new projects in Naklua is both confirmation that the professionals have picked this area and a warning about future resale competition.

Fourth. Don’t pay a premium for something that isn’t in the documents. Mall, water park, oceanarium, marina, cruise terminal — zero filings in three years.

Fifth. Read infrastructure signals by stage. A procurement plan means “someday.” Design work means 2–4 years to a result. An announced tender means real construction is close. A cancelled tender means at least a year’s delay.

Sources

All links checked on 29 July 2026.

1. Royal decree on land expropriation in the Nong Pla Lai, Nong Prue, and Huai Yai tambons, Royal Gazette, Volume 142, Section 57 Kor, 09.09.2025 — ratchakitcha.soc.go.th/documents/78085.pdf
2. EEC Board notification establishing the “EEC Business Centre and New Smart City” promotion zone, Volume 142, Special Issue 188 Ngor, 08.05.2025 — ratchakitcha.soc.go.th/documents/69378.pdf
3. EEC Board notification amending the “Eastern Aviation City” zone, 17.09.2025 — ratchakitcha.soc.go.th/documents/84299.pdf
4. EEC Board notification on the “Pluak Daeng Medical Centre” zone, 17.04.2025 — ratchakitcha.soc.go.th/documents/67080.pdf
5. EEC Board notification amending the EECi zone, 25.07.2025 — ratchakitcha.soc.go.th/documents/78020.pdf
6. ONEP Smart EIA Plus environmental impact registry — eia.onep.go.th/site/eia. Project records: Hermes industrial estate 13858, 15616, 15869; Supalai Kram Wong-Amat 15736; Supalai Sense 14952; Supalai Prima Villa 15520; North Pattaya 1 and 2 15649, 15650; PTY 1 13674; Hilton Na-Jomtien 14598; Greenland Park 15467; Innovative Orthopedic hospital 14084; Pattaya Marriott 15834; Grande Centre Point 3 13609; Panora Baan-Amphur 15753; Riviera California 15829; Riviera Palm Beach 14891; Riviera Beverly Hills 15079; Zenith 15204; Grand Solaire Noble 14697; Origin Pattaya 14644 and 14131; building use change batch 15037, 14920, 14836
7. Pattaya City Hall procurement portal — dsp.pattaya.go.th/all.php
8. Registry of announced EEC promotion zones — eeco.or.th/th/announced-promotion-area
9. Industrial Estate Authority of Thailand, Hermes industrial estate record — ieat.go.th/th/estates/121
10. The Bangkok Insight, Cabinet resolution on the expropriation of 421 rai, 10.02.2025 — thebangkokinsight.com
11. Matichon on the Hermes industrial estate and 8,800 jobs — matichon.co.th
12. Bangkok Post, IEAT and Hermes — bangkokpost.com
13. Sansiri, dcondo Vite Pattaya (for cross-checking against the North Pattaya entries) — sansiri.com

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