In short: Beverly Mountain Bay is the rare chance to buy completed on Pratumnak Hill: a 22-storey tower with 201 units, 83 of which are still available per the official price list of 25 August 2026 — studios from 3,195,000 THB (around €83,000). What makes this analysis unusual: I hold the purchase and the rental list for the same building. So the yield is not estimated but calculated — unit by unit, 5.6 to 6.3 percent net for studios and compact units. The catch, stated upfront: the foreign freehold quota is fully allocated; foreign buyers purchase as a registered leasehold. What that means in practice, and for whom this is still the best deal on the hill, follows below.
What exactly is Beverly Mountain Bay?
Beverly Mountain Bay is a completed residential tower on Pratumnak Hill: 22 storeys, one building, 201 units on 1.5 rai of land — per the developer Jantarapa’s own fact sheet. The project launched in 2019 as “Ramada Pattaya Mountain Bay”; after the hotel branding ended, sales continue under its own name. For buyers this history is more asset than flaw: the building was designed to hotel standard, with a double-volume lobby, in-house restaurant and automated parking.
The decisive difference to almost every other page in my portfolio: there is nothing to wait for. The project page shows mostly real photos — the rooftop jacuzzi above the bay, the gym, the sauna, furnished studios with washing machines and the actual views from the floors. Buy, transfer, move in or rent out.
The price list in detail: 83 units, four types, one pattern
I analysed the complete price list of 25 August 2026 — not just the from-prices. This is the stock:
| Type | Available | From | Up to |
|---|---|---|---|
| Studio (type A, 27.1–27.8 sqm) | 31 | 3,195,000 THB | 5,001,807 THB |
| Studio Extra (type E, 36.4 sqm) | 17 | 4,190,560 THB | 5,719,780 THB |
| 1-bedroom (types B/F/J, 34.6–37.3 sqm) | 23 | 4,159,942 THB | 6,563,011 THB |
| 2-bedroom (types C/D, 43.8–67.2 sqm) | 12 | 5,280,613 THB | 9,344,312 THB |
Three observations from the raw data. First: prices follow a clear floor logic of roughly 4,000 THB per sqm per storey — the same studio costs from 3,195,000 THB on floor 3 and up to 5,001,807 THB on floor 18, a 57 percent premium for 15 floors of height and view. Second: per-sqm prices range from 115,094 to 181,094 THB. My Pattaya price index tracks 120,000–200,000 THB per sqm for Pratumnak Hill — so entry at Beverly Mountain Bay sits below the usual hill range, upper floors mid-range. For a completed building with zero construction risk, that is a remarkably fair curve. Third: every view direction is stated in the list — from the mountain side via Yinyom beach and Jomtien to the Koh Larn view.
Rents & yield: documented numbers, not brochure promises
This is where the analysis becomes unique: alongside the purchase list I hold the building’s current rental list (August 2026). I can put purchase price and asking rent side by side for the same unit number. My formula stays conservative: ten monthly rents per year, two months’ buffer for costs and vacancy, divided by the list price.
| Unit | Type / view | Purchase price | Asking rent/month | Net p.a. |
|---|---|---|---|---|
| 909 | Studio 27.8 sqm · Yinyom/Koh Larn | 3,972,280 THB | 25,000 THB | 6.3% |
| 902 | Studio 27.8 sqm · mountain view | 3,861,240 THB | 22,000 THB | 5.7% |
| 903 | Studio 27.7 sqm · mountain view | 3,845,940 THB | 22,000 THB | 5.7% |
| 904 | 2-bedroom 44 sqm · sea view | 6,167,413 THB | 34,500 THB | 5.6% |
| Type D | 2-bedroom 67 sqm · bay/city | from 9,075,592 THB | 42,000 THB | 4.6% |
The lesson from real numbers: compact units yield most — studios reach 5.7 to 6.3 percent net, the large two-bedrooms drop to around 4.6 percent. If you chase yield, buy small here; if you take the 67 sqm suite, you buy comfort and stability, not maximum return — I’d rather say that before the purchase than after. There is headroom at the top: the 120 sqm grand duplex is offered at 95,000 THB per month. For context: the rental list shows current asking rents of the building, not guaranteed income — but it is the same lifts, the same pool, the same management. A closer reality anchor does not exist. All numbers and conditions are on the project page with rental enquiry form.
Thai quota and leasehold: the honest legal picture
Now the point others prefer to bury in footnotes: this building’s foreign freehold quota — at most 49 percent of residential area under the Condominium Act — is fully allocated. All 83 available units sit in the Thai quota; for foreigners the list notes “Right over Leasehold”. In practice you acquire a registered long-term right of use, entered at the Land Office, with contractual term and renewal clauses. It is an established, clean instrument — but it is not freehold, and it should be treated accordingly: term, renewal and transferability belong on the table before the booking, not after.
Rent does not ask about the ownership form: cashflow and use are identical under a registered leasehold — what matters are term and renewal in the contract. Exactly what we review before any booking.
My honest advice cuts both ways. For landlords running cashflow numbers, leasehold changes nothing about the yield maths above — rent flows regardless of the ownership form. If you insist on foreign freehold, the same hill offers a direct alternative from the same team: the sister project Level Pratumnak, a few minutes’ walk away, still has its foreign quota open — but off-plan, completing Q3 2028. Completed-plus-leasehold here versus freehold-plus-waiting there: that is the real decision, and I will calculate both routes for you.
Location check: Pratumnak Hill
Pratumnak Hill is the green rise between Pattaya Bay and Jomtien — the residential area that combines quiet with short distances to both districts. The price list itself prices this dual position: the view column runs from Pattaya Bay via Jomtien and Yinyom beach to Koh Larn island, depending on side and floor. Real view photos from floor 21 and up are in the project page gallery — camera shots, not renderings.
For landlords, the hill’s value is year-round demand from long-term tenants who deliberately avoid the centre. More on the micro-location in my Pratumnak location guide.
Beverly Mountain Bay compared
| Beverly Mountain Bay | Level Pratumnak | Sea Sky by Sands | |
|---|---|---|---|
| Status | completed | off-plan, Q3 2028 | off-plan, Q4 2029 |
| Entry | from 3,195,000 THB | FQ from 2,990,000 / TQ from 1,930,000 THB | from 6,643,000 THB |
| Foreign ownership | leasehold (FQ allocated) | foreign freehold available | foreign quota |
| Scale | 22 storeys, 201 units | 8 storeys, 139 units | boutique beachfront |
| Strength | immediate rent, documented numbers | FQ + lowest entry, 36 instalments | direct beachfront |
Three projects, three questions: rental income today points to Beverly Mountain Bay. Foreign freehold plus the lowest hill entry, with two years’ patience, points to Level Pratumnak. A beachfront address with a bigger budget compares against Sea Sky by Sands. Practical bonus: Beverly and Level are barely a hundred metres apart — one viewing appointment covers both.
Who should buy here — and who should not?
A good fit for three groups: landlords who want cashflow from handover and consider the documented 5.6–6.3 percent net on compact units realistic (because it is); owner-occupiers who want to move to the hill now, with restaurant, sauna and rooftop in-house; and comparison buyers who want to see how this developer finishes buildings before committing off-plan next door.
Not the right address for buyers who only accept foreign freehold — they should look at the sister project or my wider portfolio. And if you expect studio yields from the large two-bedrooms, I will slow you down myself: the numbers above show size buys comfort here, not return.
Frequently asked questions
How much does a unit at Beverly Mountain Bay cost?
Per the price list of 25 August 2026: studios (27.7 sqm) from 3,195,000 THB, Studio Extra from 4,190,560 THB, one-bedrooms from 4,159,942 THB, two-bedrooms from 5,280,613 THB. 83 of 201 units are available, floors 3 to 18.
What rental yield is realistic?
Documented by the building’s rental list: 5.7–6.3 percent net for studios, around 5.6 percent for compact two-bedrooms and about 4.6 percent for the large 67 sqm units — each on the conservative ten-month formula.
Can foreigners buy if the foreign quota is full?
Yes, as a registered long-term leasehold (“Right over Leasehold” per the list), entered at the Land Office. Term and renewal are contractual — we review both together before any booking.
How fast can I move in or rent out?
Immediately after transfer of ownership. The payment plan is short: 100,000 THB booking, 20 percent on contract, 80 percent at transfer.
Why was the building called Ramada Pattaya Mountain Bay?
The project launched in 2019 under Ramada hotel branding and was later renamed. The hotel DNA still shows — lobby, restaurant, service layout.
Can I view before buying?
Any time — the building stands. Book a viewing with your preferred date; on request we combine it with the sister project Level Pratumnak next door.
My verdict
Beverly Mountain Bay is the rare offer where I do not have to talk about renderings: the building stands, the in-house rents are documented, and the price list is fairly tiered, starting below the usual Pratumnak range. The leasehold question is the one decision every buyer must make consciously — which is exactly why I raise it first instead of hiding it. Buy compact and rent out, and you get documented 5.7–6.3 percent net from month one. I will gladly show you the building in person — pick an appointment or WhatsApp me at +66 95 712 3215.
