In short: Grand Bay View brings the biggest new-build volume in years right into the city centre: two towers of 45 floors each with 1,114 units at the junction of Soi Buakhao and 3rd Road. According to the developer price list of 5 August 2026, entry starts at 3,335,000 THB for a 23 sqm studio, roughly 87,000 euros, with square-metre prices from 145,000 to 250,000 THB. If you want a beachfront project, this is not it — Pattaya Beach is 1.5 kilometres away. If you want the strongest long-term rental street in town and a payment plan where 15 percent is only due at handover, this is currently the most interesting city-centre new build.
What is Grand Bay View?
Grand Bay View is a twin-tower project at the corner of Soi Buakhao and 3rd Road, where Pattaya lives at its densest. Two towers of 45 storeys each combine 1,114 units from a 23 sqm studio to a 227 sqm duplex penthouse, plus 280 parking spaces. All units are handed over fully fitted: built-in kitchen with electric hob, extractor and microwave, wardrobes, air conditioning and water heater are included in the price.
The amenities spread across six levels in both towers, from the kids’ pool by the lobby via golf simulator, spa and gym up to level 41 of Tower B with pool, jacuzzi, sauna, ice bath and onsen. Level 43 holds the sky lounge, co-working space and meeting rooms — a floor you would sooner expect in a Bangkok project.
Who is behind it?
Grand Bay View is developed by the team of Maimon David Marsiano, who according to the developer has been building in Pattaya for over 20 years. Delivered projects include City Garden, The Grand Avenue Residence, Cosy Beach View, Centara Avenue and the Avenue Boutique Condominium, which stands just a few minutes’ walk away and is one of the projects I have vetted. When a developer builds his next project within sight of the previous one, that is a good sign: you build where you have delivered.
The investment case in numbers
Entry prices and price per square metre
The developer price list of 5 August 2026 quotes list prices by floor and orientation. The range starts at 145,000 THB per sqm on the lower floors and reaches 250,000 THB on the top duplex levels:
| Type | Size | Floors | Price from |
|---|---|---|---|
| Studio (city) | 23 sqm | 5–17 | 3,335,000 THB |
| Studio (sea view) | 26 sqm | 5–17 | 3,770,000 THB |
| 1 bedroom | 35–40 sqm | 18–36 | 5,250,000 THB |
| 2 bedrooms | 68–79 sqm | 28–40 | 11,220,000 THB |
| 3 bedrooms | 93 sqm | 28–32 | 15,345,000 THB |
| 4 bedrooms | 169 sqm | 33–36 | 29,575,000 THB |
| Duplex penthouse | 227 sqm | 37–40 | 49,940,000 THB |
For context: the Pattaya Price Index lists Central Pattaya at 130,000 to 250,000 THB per sqm. Grand Bay View starts at 145,000 THB in the middle of that range, clearly below Grand Solaire Noble (from around 149,000, higher median) and above the Zenith towers in the Thappraya corridor. On top of that, a limited investor promotion is running before the pre-launch, which the developer may adjust at any time; I will share the details in person.
Yield, honestly
Across Pattaya I calculate with a realistic 5 to 8 percent gross rental yield, depending on location, unit and rental model. On Soi Buakhao, much speaks for the lower-to-middle end of that range with very low vacancy in long-term letting: the address is one of the most sought-after in town for tenants who want markets, Tukcom and the nightlife on foot. The honest part: 1,114 units also mean 1,114 potential competitors in the same building from 2031. Compact, well-cut units at realistic rents let first in this location; ambitious wish-rents will struggle. The investment calculator shows the maths in detail.
Payment plan and timeline
The payment plan is the strongest buying argument next to the location: 200,000 THB booking, 30 percent on contract signing within 30 days, then 55 percent in five equal instalments of 11 percent every five months during construction, and the final 15 percent only at key handover. You are not pre-financing the entire build — a relevant share of your capital stays with you until handover.
Construction is scheduled to start in Q3 2027, with completion planned for Q4 2030 (developer figures). That is a long horizon, and that is exactly the logic of buying off-plan: you lock in today’s list prices and promotion terms for a product that only reaches the rental market in four years. Running costs after handover: common fee 55 THB per sqm per month, one-off sinking fund 600 THB per sqm.
Legal certainty for foreign buyers
Grand Bay View is sold within the Foreign Quota under the Thai Condominium Act: up to 49 percent of the floor area may be owned freehold by foreigners, and the price list shows Foreign and Thai Quota separately. The purchase contract runs directly with the developer, the purchase price is transferred from abroad with the FET record, and ownership is registered at the Land Office at handover. I have walked this path with international buyers many times; I guide every step personally, with my permanent Thai team handling the authorities on the ground. The full process is described in the buying process guide.
Location check: Soi Buakhao
Soi Buakhao is not an address for peace-seekers — and that is precisely its strength: it is the liveliest residential street in the city, with street food, markets and hundreds of restaurants on the doorstep. Tukcom IT mall is around 400 metres away, Central Festival about 650 metres, Walking Street roughly one kilometre, Pattaya Beach about 1.5 kilometres. If you live here, you do not need a vehicle for daily life.
For landlords this means year-round demand instead of seasonal business. The typical tenant base — long-stayers, winter residents, remote workers — looks for exactly this mix of centrality and full furnishing. The complete location check with price levels and the tenant market is in my article on condos on Soi Buakhao.
Grand Bay View compared
| Project | Location | Entry | Done | Character |
|---|---|---|---|---|
| Grand Bay View | Soi Buakhao | 3.34M THB | Q4 2030 | Twin towers, biggest amenity package in the centre |
| Grand Solaire Noble | Central, towards Pratumnak | from approx. 3.6M THB | late 2029 | 67-storey landmark with 360-degree SkyPool |
| Zenith Pattaya 2 | Thappraya corridor | lower sqm entry | earlier | Wellness focus, quieter setting |
| Avenue Boutique | Soi Buakhao | from approx. 3.2M THB | 2029 | Boutique format by the same developer team |
The most interesting alternative is the in-house Avenue Boutique: same street, same developer team, but boutique scale instead of twin towers. If you prefer the smaller estate, you get completed units earlier there; if you want the full amenity package with onsen, sky lounge and co-working, Grand Bay View is the one.
Who should buy here — and who should not?
A good fit for landlords targeting long-term tenants in the city centre, for first-time buyers who want a studio from 3.34 million THB in a top rental street, and for buyers who value the stretched payment plan with 15 percent at handover as a risk buffer. Owner-occupiers who love urban Pattaya and want to live without a car also belong here.
Not a fit for anyone who wants the beach at the door or absolute quiet — for that, look at beachfront projects in Jomtien or low-rise estates further south. And if you want your capital working short-term, a completed, move-in-ready unit serves you better than a 2030 completion date.
Frequently asked questions
Does Grand Bay View have sea views?
Partly. The price list shows city-view and sea-view units separately for every floor; sea views are available from the mid floors depending on the type, while the Soi Buakhao side faces the city. Grand Bay View is not a beachfront project — Pattaya Beach is about 1.5 kilometres away.
What does the cheapest unit at Grand Bay View cost?
According to the developer price list of 5 August 2026, the 23 sqm city-side studio starts at 3,335,000 THB, roughly 87,000 euros. A limited investor promotion is running before the pre-launch, which the developer may change at any time.
Isn't 1,114 units risky for renting out?
The number is high, but the location puts it into perspective: Soi Buakhao is one of the most sought-after long-term rental addresses in the city, and compact, fully fitted units are exactly the format tenants look for. A realistic calculation with 5 to 8 percent gross yield and a vacancy buffer remains essential.
How safe is buying off-plan with completion only in Q4 2030?
The payment plan shifts the risk noticeably: only 30 percent is due on contract, 55 percent is spread across the construction period and 15 percent is only paid at handover. The purchase contract runs directly with the developer, and ownership is registered at the Land Office.
Does Grand Bay View qualify for the Thailand property visa?
After handover, yes: the property visa requires a completed unit registered at the Land Office worth at least 3 million baht. With list prices from 3,335,000 THB, Grand Bay View is above the threshold; the rule only applies once the project completes in Q4 2030.
My verdict
Grand Bay View is the most consistent city-centre bet in the current line-up: the strongest long-term rental street in town, an amenity package unmatched in the centre, a developer team with verifiable references within walking distance, and a payment plan that noticeably lowers your upfront risk. Against that stand a long horizon to Q4 2030 and the sheer scale of 1,114 units, which demands a sober rental calculation. Price both in, and the list entry of 3,335,000 THB buys one of the most interesting new builds of this market phase — currently still with pre-launch promotion terms on top.
All facts, floor plans and the current price list: visit the Grand Bay View project page.
