{"id":98288,"date":"2026-07-30T10:24:50","date_gmt":"2026-07-30T03:24:50","guid":{"rendered":"https:\/\/montmari-asia.com\/blog\/98288\/"},"modified":"2026-07-30T10:24:50","modified_gmt":"2026-07-30T03:24:50","slug":"new-developments-in-thailand-whats-being-built-in-pattaya","status":"publish","type":"post","link":"https:\/\/montmari-asia.com\/en\/blog\/98288\/","title":{"rendered":"New developments in Thailand: what&#8217;s being built in Pattaya right now \u2014 24 projects from official records"},"content":{"rendered":"<h2>What you need to know in 30 seconds<\/h2>\n<ul>\n<li>We didn&#8217;t go looking for news. We read the official registries instead: ONEP&#8217;s environmental impact registry, the Royal Gazette, and Pattaya City Hall&#8217;s procurement portal. A developer files the paperwork first and only later \u2014 sometimes a year or two later \u2014 puts out a press release.<\/li>\n<li>The result: 24 finds backed by an actual document, 11 of which have never been mentioned in the press \u2014 not in Thai, English, or Russian.<\/li>\n<li>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.<\/li>\n<li>In Na-Jomtien, the paperwork shows a hotel and residences under the Hilton name \u2014 filed on 20.10.2025, and the press still hasn&#8217;t picked it up.<\/li>\n<li>The Hermes industrial estate in Khao Mai Kaeo \u2014 1,231 rai, already under construction. It&#8217;s an EV cluster that, according to the Thai press, will create around 8,800 jobs. It sits 15 km from Pattaya.<\/li>\n<li>Around 20 Pattaya hotels filed building-use change applications on the very same day \u2014 a mass legalization of aparthotels that&#8217;s reshaping the rules for short-term rental schemes.<\/li>\n<li>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.<\/li>\n<\/ul>\n<p><em>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.<\/em><\/p>\n<hr \/>\n<h2>Why we read documents, not the news<\/h2>\n<p>When you&#8217;re shown a condo in Pattaya, the line &#8220;something will be built nearby soon&#8221; comes up almost every time. You can&#8217;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.<\/p>\n<p>In Thailand the order of operations is different, and it works in the buyer&#8217;s favor. A large-scale development can&#8217;t be built without an approved environmental report \u2014 an IEE or EIA. The report is filed with the Office of Natural Resources and Environmental Policy and Planning (ONEP), and the project&#8217;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 \u2014 it&#8217;s just that nobody writes about it.<\/p>\n<p>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.<\/p>\n<p>We went through all three registries and pulled out everything relevant to our areas. Here&#8217;s what we found.<\/p>\n<hr \/>\n<h2>Three key signals<\/h2>\n<h3>1. A new road through Huai Yai: 421 rai to be expropriated<\/h3>\n<p>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\u20136 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.<\/p>\n<p>It&#8217;s the only new expropriation decree for Banglamung since 2022 \u2014 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: <a href=\"\/blog\/78505\/\">what the road is, who it affects, and how to check your own plot<\/a>.<\/p>\n<h3>2. EECiti stopped being a plan and became a legal zone<\/h3>\n<p>On 8 May 2025, the EEC board published a notification in the Royal Gazette establishing the &#8220;EEC Business Centre and New Smart City&#8221; promotion zone \u2014 covering a specific parcel of land in Huai Yai tambon, with phase one at roughly 5,795 rai.<\/p>\n<p>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 <a href=\"\/blog\/78482\/\">new city next to Pattaya<\/a>.<\/p>\n<h3>3. The Hermes industrial estate: 1,231 rai, construction underway<\/h3>\n<p>The Hermes industrial estate is under construction in Khao Mai Kaeo tambon, Banglamung district \u2014 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 &#8220;approved, construction underway.&#8221;<\/p>\n<p>According to the newspaper Matichon, the project is expected to create around 8,800 jobs. It&#8217;s 15 km from Pattaya. The press never picked up on the October 2025 expansion at all.<\/p>\n<p>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&#8217;t a &#8220;buy the sea view&#8221; argument \u2014 it&#8217;s an argument for the yield on affordable, second-row properties.<\/p>\n<hr \/>\n<h2>Royal Gazette documents<\/h2>\n<blockquote>\n<p>Every row in the table can be linked to directly \u2014 each one has its own anchor. Hover over a row, copy the page address, and add the anchor from the last column.<\/p>\n<\/blockquote>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>What was published<\/th>\n<th>Area<\/th>\n<th>Date<\/th>\n<th>Filed by<\/th>\n<th>Stage<\/th>\n<th>Confidence<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr id=\"p-road-huai-yai\">\n<td>New road &#8220;Sai No. 13&#8221; plus the link between Huai Yai Road and Motorway 7: 17.667 km, 4\u20136 lanes, 30 m right of way, 421 rai and 365 structures to be expropriated<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/huai-yai-en\/\">Huai Yai<\/a>, <a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Nong Pla Lai<\/td>\n<td>09.09.2025<\/td>\n<td>Department of Rural Roads<\/td>\n<td>Decree in force, valid for 5 years<\/td>\n<td>A \u2014 document<\/td>\n<\/tr>\n<tr id=\"p-eeciti\">\n<td>Establishment of the &#8220;EEC Business Centre and New Smart City&#8221; (EECiti) promotion zone, phase one about 5,795 rai<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/huai-yai-en\/\">Huai Yai<\/a><\/td>\n<td>08.05.2025<\/td>\n<td>EEC Board<\/td>\n<td>Legal framework established, no construction yet<\/td>\n<td>A \u2014 document (area cross-checked with press)<\/td>\n<\/tr>\n<tr id=\"p-utapao-zone\">\n<td>Boundary change to the &#8220;Eastern Aviation City&#8221; zone (U-Tapao), revision 1<\/td>\n<td>Ban Chang, Sattahip<\/td>\n<td>17.09.2025<\/td>\n<td>EEC Board<\/td>\n<td>Published<\/td>\n<td>A \u2014 document<\/td>\n<\/tr>\n<tr id=\"p-eeci-rayong\">\n<td>Change to the EECi Innovation Corridor zone, revision 3<\/td>\n<td>Wang Chan, Rayong<\/td>\n<td>25.07.2025<\/td>\n<td>EEC Board<\/td>\n<td>Published<\/td>\n<td>A \u2014 document<\/td>\n<\/tr>\n<tr id=\"p-medcenter-pluak-daeng\">\n<td>Establishment of the &#8220;Pluak Daeng Medical Centre&#8221; zone<\/td>\n<td>Pluak Daeng, Rayong<\/td>\n<td>17.04.2025<\/td>\n<td>EEC Board<\/td>\n<td>Published<\/td>\n<td>A \u2014 document<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>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&#8217;s selling you a condo on the pitch &#8220;an EEC medical hub is coming here,&#8221; the paperwork says otherwise.<\/p>\n<p>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 &#8220;Sai Ngo-1 under the Pattaya City master plan.&#8221; In the decree as published on 09.09.2025, it&#8217;s already called &#8220;Sai No. 13&#8221; 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 \u2014 one more confirmation of what we wrote about in our article on <a href=\"\/blog\/78477\/\">the plan that&#8217;s actually governing development in Pattaya<\/a>.<\/p>\n<hr \/>\n<h2>The environmental impact registry: 19 projects<\/h2>\n<p>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 &#8220;project status&#8221; field in the registry record.<\/p>\n<blockquote>\n<p>Every row has its own anchor, so you can link directly to a specific project.<\/p>\n<\/blockquote>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>Project<\/th>\n<th>Area<\/th>\n<th>Type<\/th>\n<th>Document date<\/th>\n<th>Applicant<\/th>\n<th>Stage<\/th>\n<th>Confidence<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr id=\"p-hermes\">\n<td><strong>Hermes industrial estate<\/strong> \u2014 1,231 rai, EV cluster<\/td>\n<td>Khao Mai Kaeo, <a href=\"https:\/\/montmari-asia.com\/en\/area\/banglamung-en\/\">Banglamung<\/a><\/td>\n<td>Industrial zone<\/td>\n<td>19.08.2024, expansion 10.10.2025, amendment 30.12.2025<\/td>\n<td>Hermes Cooperation (SNC Former group)<\/td>\n<td>Under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-supalai-kram-wongamat\">\n<td><strong>Supalai Kram Pattaya Wong-Amat<\/strong> \u2014 condominium building<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a>, Wongamat<\/td>\n<td>Residential<\/td>\n<td>04.06.2026<\/td>\n<td>Supalai PLC<\/td>\n<td>Not under construction<\/td>\n<td>A \u2014 document, B \u2014 scale unknown<\/td>\n<\/tr>\n<tr id=\"p-supalai-sense\">\n<td><strong>Supalai Sense Pattaya<\/strong> \u2014 condominium building<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a>, Soi Nong Yai<\/td>\n<td>Residential<\/td>\n<td>27.11.2025<\/td>\n<td>Supalai PLC<\/td>\n<td>Not under construction<\/td>\n<td>A \u2014 document, B \u2014 scale unknown<\/td>\n<\/tr>\n<tr id=\"p-supalai-prima-villa\">\n<td><strong>Supalai Prima Villa Pattaya<\/strong> \u2014 a subdivided-land village<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Thung Klom\u2013Talman 9<\/td>\n<td>Villas<\/td>\n<td>25.03.2026<\/td>\n<td>Supalai PLC<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-north-pattaya-1-2\">\n<td><strong>North Pattaya 1 and North Pattaya 2<\/strong> \u2014 two condominium buildings<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a>, Photisan Road<\/td>\n<td>Residential<\/td>\n<td>10.04.2026 (both entries)<\/td>\n<td>Sansiri PLC<\/td>\n<td>Not under construction, reports approved<\/td>\n<td>A \u2014 document, C \u2014 link to a specific brand unconfirmed<\/td>\n<\/tr>\n<tr id=\"p-pty-1\">\n<td><strong>PTY 1<\/strong> \u2014 a condominium building under a working name<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Pattaya Sai Nueng<\/td>\n<td>Residential<\/td>\n<td>29.10.2024<\/td>\n<td>Sansiri PLC<\/td>\n<td>Under construction<\/td>\n<td>A \u2014 document, C \u2014 brand not disclosed<\/td>\n<\/tr>\n<tr id=\"p-hilton-na-jomtien\">\n<td><strong>Hilton Hotel &amp; Hilton Residences Condominium<\/strong> \u2014 hotel and residences<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/na-jomtien-en\/\">Na-Jomtien<\/a>, Sukhumvit<\/td>\n<td>Hotel + residential<\/td>\n<td>20.10.2025<\/td>\n<td>Seascape Holdings<\/td>\n<td>Not under construction<\/td>\n<td>A \u2014 document, B \u2014 agreement with Hilton unconfirmed<\/td>\n<\/tr>\n<tr id=\"p-greenland-park\">\n<td><strong>Greenland Park Pattaya<\/strong> \u2014 condominium building<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/na-jomtien-en\/\">Na-Jomtien<\/a>, Soi Na-Jomtien 6<\/td>\n<td>Residential<\/td>\n<td>13.03.2026<\/td>\n<td>SNX Brother Real Estate<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-orthopedic-hospital\">\n<td>Innovative Orthopedic Hospital<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Phaniat Chang Road<\/td>\n<td>Hospital<\/td>\n<td>20.11.2024, report approved<\/td>\n<td>CEO Co., Ltd.<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-marriott-pattaya\">\n<td><strong>Pattaya Marriott Resort &amp; Spa<\/strong> \u2014 project detail amendment<\/td>\n<td>Pattaya, <a href=\"https:\/\/montmari-asia.com\/en\/area\/banglamung-en\/\">Banglamung<\/a><\/td>\n<td>Hotel<\/td>\n<td>03.04.2026<\/td>\n<td>Pattaya Phatthana<\/td>\n<td>Approval for this report not yet issued<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-grande-centre-point-3\">\n<td><strong>Grande Centre Point Pattaya 3<\/strong> \u2014 hotel<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a>, Soi Naklua 20<\/td>\n<td>Hotel<\/td>\n<td>18.03.2024<\/td>\n<td>LH Mall &amp; Hotel (Land &amp; Houses group)<\/td>\n<td>Under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-panora-baan-amphur\">\n<td><strong>The Panora Baan-Amphur<\/strong> \u2014 project detail amendment<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/na-jomtien-en\/\">Na-Jomtien<\/a><\/td>\n<td>Residential<\/td>\n<td>25.12.2025<\/td>\n<td>Mida Asset PLC<\/td>\n<td>Under construction, parameters have changed<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-riviera-california\">\n<td>The Riviera California<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Thappraya<\/td>\n<td>Residential<\/td>\n<td>12.03.2026<\/td>\n<td>The Riviera California Co.<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-riviera-palm-beach\">\n<td>The Riviera Palm Beach<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>Residential<\/td>\n<td>08.12.2025<\/td>\n<td>Riviera Palm Beach Co.<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-riviera-beverly-hills\">\n<td>The Riviera Beverly Hills Residences<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/banglamung-en\/\">Banglamung<\/a><\/td>\n<td>Residential<\/td>\n<td>20.10.2025<\/td>\n<td>Riviera Beverly Hills Residence Co.<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-zenith\">\n<td><strong>Zenith<\/strong> \u2014 condominium<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a>, Thepprasit 12 \u2013 Thappraya 15<\/td>\n<td>Residential<\/td>\n<td>30.12.2025<\/td>\n<td>Strong Family Home Co.<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-grand-solaire-noble\">\n<td>Grand Solaire Noble<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/banglamung-en\/\">Banglamung<\/a>, Pattaya Sai Sam<\/td>\n<td>Residential<\/td>\n<td>08.08.2025<\/td>\n<td>S.L.R Development<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-origin-pattaya\">\n<td>The Origin Pattaya and SO Origin Pattaya \u2014 two projects under separate companies<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>Residential<\/td>\n<td>26.05.2025 and 03.02.2025<\/td>\n<td>Origin Property (Origin Pattaya Sukhumvit 1 and 2)<\/td>\n<td>Not under construction<\/td>\n<td>A<\/td>\n<\/tr>\n<tr id=\"p-hotel-legalization\">\n<td>A batch of roughly 20 building-use change reports converting buildings to hotel status: LK Metropole, LK Royal Wing, LK The Empress, LK Royal Suite, LK President, Cross Vibe Pattaya Centre, Sunshine Hotels &amp; Residences, Golden Tulip Essential, and others<\/td>\n<td>mostly <a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a><\/td>\n<td>Building use change<\/td>\n<td>all dated 15.08.2025<\/td>\n<td>various owners<\/td>\n<td>Buildings already operating<\/td>\n<td>A<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Note the 2026 dates: Supalai Kram Wong-Amat was filed on 4 June 2026 \u2014 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.<\/p>\n<p><strong>A fairness note on Sansiri.<\/strong> 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 &#8220;not started&#8221; \u2014 meaning at least one building or phase hasn&#8217;t been announced. Cross-checking the coordinates in the actual reports would give a definitive answer, and we haven&#8217;t done that yet.<\/p>\n<hr \/>\n<h2>What this means by area<\/h2>\n<p><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua and Wongamat<\/a> 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&#8217;t a coincidence \u2014 it&#8217;s several large public companies making the same call at the same time. For a buyer, that&#8217;s a two-sided fact: the area will get new infrastructure and quality product, but also resale competition in 3\u20135 years, once these buildings hit the market. If you&#8217;re buying in Naklua now, it&#8217;s worth knowing what your unit will be competing against on resale.<\/p>\n<p><a href=\"https:\/\/montmari-asia.com\/en\/area\/na-jomtien-en\/\">Na-Jomtien<\/a> 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 &#8220;ICON SIAM in Jomtien,&#8221; which has been used to sell property here since 2019, doesn&#8217;t exist in the documents \u2014 <a href=\"\/blog\/78502\/#p-icon-siam\">we covered this already<\/a>.<\/p>\n<p><a href=\"https:\/\/montmari-asia.com\/en\/area\/nong-prue-en\/\">Nong Prue<\/a> 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 \u2014 a concrete &#8220;healthcare nearby&#8221; argument, not an abstract &#8220;EEC medical hub.&#8221;<\/p>\n<p><a href=\"https:\/\/montmari-asia.com\/en\/area\/huai-yai-en\/\">Huai Yai<\/a> 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.<\/p>\n<p><a href=\"https:\/\/montmari-asia.com\/en\/area\/bang-saray-en-2\/\">Bang Saray<\/a> is quiet in the paperwork. Not a single new filing. Worth knowing, for an area that&#8217;s marketed as &#8220;the next Jomtien.&#8221;<\/p>\n<hr \/>\n<h2>Aparthotel legalization: quiet, but the most practical news here<\/h2>\n<p>On 15 August 2025, around twenty reports of the same type \u2014 &#8220;building use change&#8221; \u2014 landed in the registry on a single day. The filers include the entire LK Group lineup, Cross Vibe Pattaya Centre, Sunshine Hotels &amp; Residences, Golden Tulip Essential, and others.<\/p>\n<p>This isn&#8217;t construction. It&#8217;s bringing buildings that have operated as hotels for years \u2014 without hotel status \u2014 into legal compliance.<\/p>\n<p>Why this matters to you specifically. The &#8220;buy a condo and rent it out nightly&#8221; 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&#8217;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&#8217;s a question to ask the developer before the deal, not after.<\/p>\n<p><strong>Confidence level:<\/strong> the fact that this batch was filed is confirmed by the documents. The interpretation that &#8220;the market is going through legalization&#8221; is our own conclusion from indirect evidence \u2014 there&#8217;s been no official statement from the authorities to that effect.<\/p>\n<hr \/>\n<h2>What Pattaya City Hall has ordered over the past month<\/h2>\n<p>The City Hall procurement portal is the fastest-moving of our sources \u2014 it&#8217;s updated daily. Contract amounts aren&#8217;t published in the general list, only in individual records, so the scale below is described by the type of work instead.<\/p>\n<blockquote>\n<p>Every row has its own anchor.<\/p>\n<\/blockquote>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>What was ordered<\/th>\n<th>Area<\/th>\n<th>Date<\/th>\n<th>Stage<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr id=\"p-naklua-sewerage\">\n<td>Feasibility study and detailed design for the Naklua zone wastewater collection and treatment system<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>15.07.2026<\/td>\n<td>Consultant selected, design underway<\/td>\n<\/tr>\n<tr id=\"p-wongamat-stormwater\">\n<td>Design of stormwater drainage and runoff collection at Wongamat Beach<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Wongamat<\/a><\/td>\n<td>15.07.2026<\/td>\n<td>Design phase<\/td>\n<\/tr>\n<tr id=\"p-naklua-stormwater\">\n<td>Construction of stormwater drainage: Soi Sukhumvit-Pattaya 34\/1 to South Naklua<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>21.07.2026<\/td>\n<td>Tender in preparation, construction supervision already contracted<\/td>\n<\/tr>\n<tr id=\"p-kohlan-wwtp\">\n<td><strong>Wastewater treatment plant at Tawaen Beach, Koh Larn<\/strong> \u2014 1,000 m\u00b3 per day<\/td>\n<td>Koh Larn<\/td>\n<td>15.07.2026<\/td>\n<td>Design being commissioned<\/td>\n<\/tr>\n<tr id=\"p-kohlan-pier\">\n<td>Reconstruction of the pontoon pier at Tawaen Beach, Koh Larn<\/td>\n<td>Koh Larn<\/td>\n<td>13.07.2026<\/td>\n<td>Contractor selected<\/td>\n<\/tr>\n<tr id=\"p-jomtien-cctv\">\n<td>Upgrade of the CCTV system at Jomtien Beach<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/jomtien-en\/\">Jomtien<\/a><\/td>\n<td>17.07.2026<\/td>\n<td>Tender in preparation<\/td>\n<\/tr>\n<tr id=\"p-naklua-tourist-facilities\">\n<td>Eco-friendly tourist facilities in Naklua tambon<\/td>\n<td><a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>27.07.2026<\/td>\n<td>Tender in preparation, scope needs clarification from the record<\/td>\n<\/tr>\n<tr id=\"p-procurement-plan-2570\">\n<td><strong>Procurement plans for fiscal year 2027<\/strong> \u2014 3 and 8 projects published<\/td>\n<td>Pattaya<\/td>\n<td>09.07.2026 and 21.07.2026<\/td>\n<td>Plan published \u2014 the earliest possible signal there is<\/td>\n<\/tr>\n<tr id=\"p-cancelled-tenders\">\n<td><strong>Cancelled tenders:<\/strong> a retaining wall in the park at Krathing Lai Beach and stormwater drainage on Soi Naklua 14<\/td>\n<td>Krathing Lai, <a href=\"https:\/\/montmari-asia.com\/en\/area\/naklua-en\/\">Naklua<\/a><\/td>\n<td>15.07.2026 and 20.07.2026<\/td>\n<td>Cancelled \u2014 work is being pushed back<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>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\u20134 years. If someone sells you a condo in Wongamat with the line &#8220;everything here is already sorted,&#8221; you now know the paperwork says otherwise. At the same time, it&#8217;s a positive signal: the work has actually started, not just been discussed.<\/p>\n<p>The last row \u2014 cancelled tenders \u2014 is there as a reminder not to promise timelines. Even an announced tender can be pulled.<\/p>\n<hr \/>\n<h2>What isn&#8217;t in the documents<\/h2>\n<p>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.<\/p>\n<blockquote>\n<p>Each row can be linked to on its own.<\/p>\n<\/blockquote>\n<figure class=\"wp-block-table\">\n<table>\n<thead>\n<tr>\n<th>What we searched for in the registry<\/th>\n<th>Found for 2024\u20132026<\/th>\n<th>What it means<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr id=\"p-no-mall\">\n<td>Shopping mall (\u0e28\u0e39\u0e19\u0e22\u0e4c\u0e01\u0e32\u0e23\u0e04\u0e49\u0e32)<\/td>\n<td>zero records<\/td>\n<td>Not a single mega-mall in Banglamung or Sattahip has even reached the environmental filing stage<\/td>\n<\/tr>\n<tr id=\"p-no-waterpark\">\n<td>Water park (\u0e2a\u0e27\u0e19\u0e19\u0e49\u0e33)<\/td>\n<td>zero records<\/td>\n<td>The announced DreamWorks-themed water park doesn&#8217;t exist in the paperwork<\/td>\n<\/tr>\n<tr id=\"p-no-aquarium\">\n<td>Oceanarium \/ aquarium<\/td>\n<td>zero records<\/td>\n<td>Confirms that &#8220;the oceanarium in Pattaya&#8221; is a social-media rumor<\/td>\n<\/tr>\n<tr id=\"p-no-school\">\n<td>International school (\u0e42\u0e23\u0e07\u0e40\u0e23\u0e35\u0e22\u0e19\u0e19\u0e32\u0e19\u0e32\u0e0a\u0e32\u0e15\u0e34)<\/td>\n<td>zero records<\/td>\n<td>No new international schools are at the project stage<\/td>\n<\/tr>\n<tr id=\"p-no-datacenter\">\n<td>Data center (\u0e28\u0e39\u0e19\u0e22\u0e4c\u0e02\u0e49\u0e2d\u0e21\u0e39\u0e25)<\/td>\n<td>zero records<\/td>\n<td>The data-center MOUs for EECiti haven&#8217;t turned into project documents yet<\/td>\n<\/tr>\n<tr id=\"p-no-marina\">\n<td>Marina \/ port (\u0e21\u0e32\u0e23\u0e35\u0e19\u0e48\u0e32, \u0e17\u0e48\u0e32\u0e40\u0e23\u0e37\u0e2d)<\/td>\n<td>zero records<\/td>\n<td>The marina in Bang Saray announced back in 2022 doesn&#8217;t exist on paper<\/td>\n<\/tr>\n<tr id=\"p-no-cruise\">\n<td>Cruise terminal<\/td>\n<td>zero records<\/td>\n<td>Consistent with the fact that the Bali Hai terminal study was sent back for revision on 24.08.2025<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>The absence of a registry entry isn&#8217;t legal proof that a project doesn&#8217;t exist. But for a development of that scale, an environmental report is mandatory, and it doesn&#8217;t appear at the last minute. Zero filings in three years is a strong argument against any urgency to buy &#8220;ahead of a future mall.&#8221;<\/p>\n<p>We already checked these promises against primary sources in our article on <a href=\"\/blog\/78502\/\">how to tell a real construction project from a pretty rendering<\/a>. The environmental impact registry confirms those findings independently, from a different angle.<\/p>\n<hr \/>\n<h2>How to check this yourself<\/h2>\n<p>Everything described above, you can repeat yourself, for free, with no middlemen.<\/p>\n<ol type=\"1\">\n<li><strong>The environmental impact registry:<\/strong> <a href=\"https:\/\/eia.onep.go.th\/site\/eia\">eia.onep.go.th\/site\/eia<\/a>. Select Chonburi province, Banglamung or Sattahip district, and set a date range. Search only works through the form \u2014 a direct link with parameters won&#8217;t work. A project&#8217;s record opens at an address like <code>eia.onep.go.th\/eia\/detail?id=NUMBER<\/code>, and the report itself downloads as a PDF.<\/li>\n<li><strong>The Royal Gazette:<\/strong> <a href=\"https:\/\/ratchakitcha.soc.go.th\">ratchakitcha.soc.go.th<\/a>. 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 \u2014 cross-check the figures manually.<\/li>\n<li><strong>Pattaya City Hall procurement:<\/strong> <a href=\"https:\/\/dsp.pattaya.go.th\/all.php\">dsp.pattaya.go.th\/all.php<\/a>. Check the procurement plans once a month \u2014 they come out before the tenders do.<\/li>\n<li><strong>Dates.<\/strong> Thai documents use the Buddhist calendar: 2567 is 2024, 2568 is 2025, 2569 is 2026, and 2570 is 2027.<\/li>\n<\/ol>\n<p>If you don&#8217;t have time to check this yourself, we do it routinely, for a specific address \u2014 <a href=\"https:\/\/montmari-asia.com\/en\/about\/\">contact us<\/a> and we&#8217;ll check the surroundings of the property you&#8217;re considering.<\/p>\n<hr \/>\n<h2>What we haven&#8217;t checked<\/h2>\n<p>An honest list of gaps, so you understand the limits of this material.<\/p>\n<ul>\n<li><strong>The e-GP government procurement portal.<\/strong> Direct requests don&#8217;t go through \u2014 it needs a browser session. That means we haven&#8217;t checked road-agency contracts for Chonburi in 2025\u20132026. That&#8217;s exactly where the tender for the new Huai Yai road should show up.<\/li>\n<li><strong>The DBD corporate registry.<\/strong> Advanced search requires authorization. New project companies get registered 6\u201312 months before an environmental filing \u2014 an even earlier signal, which we&#8217;re not yet pulling.<\/li>\n<li><strong>SET stock exchange disclosures.<\/strong> We only spot-checked SNC Former for the Hermes industrial estate. We haven&#8217;t systematically gone through the capex plans of AWC, CPN, Origin, Sansiri, or Supalai.<\/li>\n<li><strong>Project scale.<\/strong> The registry record doesn&#8217;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&#8217;d need to download the actual report for each one.<\/li>\n<li>Building permits from Banglamung district and Pattaya City Hall have no public registry at all.<\/li>\n<\/ul>\n<hr \/>\n<h2>What a buyer should do with this<\/h2>\n<p>First. Check the surroundings before the deal, not after. Five minutes in the environmental impact registry will tell you what&#8217;s coming to your block more accurately than any brochure.<\/p>\n<p>Second. Tell &#8220;filed&#8221; apart from &#8220;under construction.&#8221; In the tables above, only four items carry construction status: the Hermes industrial estate, Sansiri&#8217;s PTY 1, Grande Centre Point Pattaya 3, and Panora Baan-Amphur. Everything else is paperwork \u2014 good, serious paperwork from major companies, but paperwork for now.<\/p>\n<p>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.<\/p>\n<p>Fourth. Don&#8217;t pay a premium for something that isn&#8217;t in the documents. Mall, water park, oceanarium, marina, cruise terminal \u2014 zero filings in three years.<\/p>\n<p>Fifth. Read infrastructure signals by stage. A procurement plan means &#8220;someday.&#8221; Design work means 2\u20134 years to a result. An announced tender means real construction is close. A cancelled tender means at least a year&#8217;s delay.<\/p>\n<hr \/>\n<h2>Sources<\/h2>\n<p>All links checked on 29 July 2026.<\/p>\n<ol type=\"1\">\n<li>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 \u2014 <a href=\"https:\/\/ratchakitcha.soc.go.th\/documents\/78085.pdf\">ratchakitcha.soc.go.th\/documents\/78085.pdf<\/a><\/li>\n<li>EEC Board notification establishing the &#8220;EEC Business Centre and New Smart City&#8221; promotion zone, Volume 142, Special Issue 188 Ngor, 08.05.2025 \u2014 <a href=\"https:\/\/ratchakitcha.soc.go.th\/documents\/69378.pdf\">ratchakitcha.soc.go.th\/documents\/69378.pdf<\/a><\/li>\n<li>EEC Board notification amending the &#8220;Eastern Aviation City&#8221; zone, 17.09.2025 \u2014 <a href=\"https:\/\/ratchakitcha.soc.go.th\/documents\/84299.pdf\">ratchakitcha.soc.go.th\/documents\/84299.pdf<\/a><\/li>\n<li>EEC Board notification on the &#8220;Pluak Daeng Medical Centre&#8221; zone, 17.04.2025 \u2014 <a href=\"https:\/\/ratchakitcha.soc.go.th\/documents\/67080.pdf\">ratchakitcha.soc.go.th\/documents\/67080.pdf<\/a><\/li>\n<li>EEC Board notification amending the EECi zone, 25.07.2025 \u2014 <a href=\"https:\/\/ratchakitcha.soc.go.th\/documents\/78020.pdf\">ratchakitcha.soc.go.th\/documents\/78020.pdf<\/a><\/li>\n<li>ONEP Smart EIA Plus environmental impact registry \u2014 <a href=\"https:\/\/eia.onep.go.th\/site\/eia\">eia.onep.go.th\/site\/eia<\/a>. Project records: Hermes industrial estate <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=13858\">13858<\/a>, <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15616\">15616<\/a>, <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15869\">15869<\/a>; Supalai Kram Wong-Amat <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15736\">15736<\/a>; Supalai Sense <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14952\">14952<\/a>; Supalai Prima Villa <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15520\">15520<\/a>; North Pattaya 1 and 2 <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15649\">15649<\/a>, <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15650\">15650<\/a>; PTY 1 <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=13674\">13674<\/a>; Hilton Na-Jomtien <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14598\">14598<\/a>; Greenland Park <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15467\">15467<\/a>; Innovative Orthopedic hospital <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14084\">14084<\/a>; Pattaya Marriott <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15834\">15834<\/a>; Grande Centre Point 3 <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=13609\">13609<\/a>; Panora Baan-Amphur <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15753\">15753<\/a>; Riviera California <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15829\">15829<\/a>; Riviera Palm Beach <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14891\">14891<\/a>; Riviera Beverly Hills <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15079\">15079<\/a>; Zenith <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15204\">15204<\/a>; Grand Solaire Noble <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14697\">14697<\/a>; Origin Pattaya <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14644\">14644<\/a> and <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14131\">14131<\/a>; building use change batch <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=15037\">15037<\/a>, <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14920\">14920<\/a>, <a href=\"https:\/\/eia.onep.go.th\/eia\/detail?id=14836\">14836<\/a><\/li>\n<li>Pattaya City Hall procurement portal \u2014 <a href=\"https:\/\/dsp.pattaya.go.th\/all.php\">dsp.pattaya.go.th\/all.php<\/a><\/li>\n<li>Registry of announced EEC promotion zones \u2014 <a href=\"https:\/\/www.eeco.or.th\/th\/announced-promotion-area\">eeco.or.th\/th\/announced-promotion-area<\/a><\/li>\n<li>Industrial Estate Authority of Thailand, Hermes industrial estate record \u2014 <a href=\"https:\/\/www.ieat.go.th\/th\/estates\/121\">ieat.go.th\/th\/estates\/121<\/a><\/li>\n<li>The Bangkok Insight, Cabinet resolution on the expropriation of 421 rai, 10.02.2025 \u2014 <a href=\"https:\/\/www.thebangkokinsight.com\/news\/business\/economics\/1450580\/\">thebangkokinsight.com<\/a><\/li>\n<li>Matichon on the Hermes industrial estate and 8,800 jobs \u2014 <a href=\"https:\/\/www.matichon.co.th\/economy\/news_4661070\">matichon.co.th<\/a><\/li>\n<li>Bangkok Post, IEAT and Hermes \u2014 <a href=\"https:\/\/www.bangkokpost.com\/business\/general\/2821161\/ieat-to-develop-b2-8bn-estate-with-hermes\">bangkokpost.com<\/a><\/li>\n<li>Sansiri, dcondo Vite Pattaya (for cross-checking against the North Pattaya entries) \u2014 <a href=\"https:\/\/www.sansiri.com\/condominium\/dcondo-vite-pattaya\/th\/\">sansiri.com<\/a><\/li>\n<\/ol>\n","protected":false},"excerpt":{"rendered":"<p>What you need to know in 30 seconds We didn&#8217;t go looking for news. We read the official registries instead: ONEP&#8217;s environmental impact registry, the Royal Gazette, and Pattaya City Hall&#8217;s procurement portal. A developer files the paperwork first and only later \u2014 sometimes a year or two later \u2014 puts out a press release. [&hellip;]<\/p>\n","protected":false},"author":0,"featured_media":78659,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"footnotes":""},"categories":[328],"tags":[],"class_list":["post-98288","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-property"],"acf":[],"_links":{"self":[{"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/posts\/98288","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/types\/post"}],"replies":[{"embeddable":true,"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/comments?post=98288"}],"version-history":[{"count":0,"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/posts\/98288\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/media\/78659"}],"wp:attachment":[{"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/media?parent=98288"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/categories?post=98288"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/montmari-asia.com\/en\/wp-json\/wp\/v2\/tags?post=98288"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}