In short: Level Pratumnak is the new boutique launch on Pratumnak Hill — eight storeys, just 139 units, by the team behind the completed Beverly Mountain Bay. The price list of 25 August 2026 tells two stories worth knowing: first, 72 of 139 units are already reserved — a 52 percent reservation rate in the early sales phase. Second, the foreign freehold quota is still open here (studios from 2,990,000 THB, about €78,000), while the Thai quota starts as low as 1,930,000 THB. Add a payment plan with 36 monthly instalments that turns construction time into interest-free financing. The full maths, the honest FQ premium and the reality anchor from the completed sister building follow below.
What exactly is Level Pratumnak?
Level Pratumnak is a boutique low-rise on Sois 5 and 6 of Pratumnak Hill: one building, eight storeys, 139 units from the 26.8 sqm studio to the 75.4 sqm three-bedroom. The concept is unusually explicit in the sales documents — “built for rental demand”: compact, considered layouts (including the flexible 1+1 types with a separate extra room), co-working, laundry service, pet-friendly, ground-floor garden residences with private terraces, plus a pool with waterfall, ice pool, sauna, gym and a rooftop with lounge, BBQ and solar panels. Completion: planned Q3 2028.
Behind it stands the team that has already delivered a few minutes’ walk away: the completed Beverly Mountain Bay and the Tara Court Hotel — including its own rental and property-management track record, by its own account. All renderings, floor plans and the project video are on the project page.
Demand & price list: what a 52 percent reservation rate means
I analysed all 139 rows of the official price list. As of 25 August 2026, 72 units are marked reserved and 67 available — in the early sales phase. The type breakdown shows where demand is going:
| Type | Still available | From (Thai quota) | From (foreign quota) |
|---|---|---|---|
| Studio (26.8–29.7 sqm) | 27 | 1,930,000 THB | 2,990,000 THB (only 4 FQ units left) |
| 1-bedroom (40.5–49.2 sqm) | 7 | 3,120,000 THB | 4,350,000 THB |
| 1+1 with extra room (39.2–46.6 sqm) | 22 | 3,250,000 THB | 4,250,000 THB |
| 2-bedroom, 1 bath (42.9–51.0 sqm) | 8 | 3,890,000 THB | 4,850,000 THB |
| 2-bedroom, 2 baths (68.0–74.1 sqm) | 3 | 5,950,000 THB | 7,450,000 THB |
| 3-bedroom (75.4 sqm) | 0 — fully reserved | waiting list via me | |
Two signals stand out. The large units are nearly gone: the only three-bedroom type is fully reserved, and just three large two-bedrooms remain. Among studios, the foreign quota is the scarce commodity — only four FQ studios are left on the list. For context on per-sqm pricing: the Thai quota starts around 69,000–101,000 THB per sqm, the foreign quota at 105,000–118,000 — my price index tracks 120,000–200,000 THB for Pratumnak Hill. Even the foreign quota sits below the lower edge of the hill range. That is classic early-phase off-plan pricing — and it explains the reservation rate.
Foreign quota vs. Thai quota: pricing the premium honestly
Level Pratumnak is one of the few projects showing both price columns openly, and I calculated the premium for every available unit: foreign-quota prices run 17 to 31 percent above the Thai quota of the same unit, median 26 percent. That money buys real freehold: the Chanote title in your name, registered at the Land Office, freely inheritable and resellable — within the 49 percent quota of the Condominium Act.
A separate extra room turns the one-bedroom into a home-office-ready home — the layout flexibility long-term tenants look for. With 22 available units, the 1+1 is the largest free type group on the list.
Whether the premium is worth it depends on your strategy, and I will say it plainly: if you hold long-term, plan to bequeath, or want to resell into the foreign quota later, the 26 percent is money well spent — FQ units are the scarcer, more liquid asset at resale too. If you primarily optimise return on capital, at least run the numbers on the Thai quota as a registered leasehold: same layout, same rent, roughly a quarter less capital. At the sister project Beverly Mountain Bay, leasehold is the only route anyway — my BMB analysis explains why. Here at Level you have the choice, and that choice is exactly what makes the project special.
The 36-instalment plan, calculated properly
Off-plan here does not mean “everything at once”: the plan stretches the price across the entire construction period — interest-free. Foreign quota: 30 percent down, 40 percent in 36 monthly instalments, 30 percent at handover. Using the entry FQ studio at 2,990,000 THB:
| Component | Share | Amount |
|---|---|---|
| Down payment on contract | 30% | 897,000 THB (approx. €23,300) |
| 36 monthly instalments during construction | 40% | approx. 33,200 THB each (about €860/month) |
| At handover (planned Q3 2028 ff.) | 30% | 897,000 THB |
Roughly €860 a month during construction — the ballpark of a European car lease, not of a property loan. The Thai quota flattens the entry further (20 percent down, 30 percent in instalments), with half the sum waiting at handover. As always: fees and contract details are stated by the developer with the purchase contract, and that is exactly where we review them together before you sign.
Rents: the reality anchor a hundred metres away
For off-plan projects, the rent forecast is normally the weakest part of any calculation — there simply is no building yet. Level Pratumnak is the exception, because the reality anchor stands within sight: at the completed sister project Beverly Mountain Bay by the same team, studios are currently offered at 20,000–25,000 THB per month per the building’s rental list, compact two-bedrooms at 34,500 THB. That is explicitly not a promise for Level — different building, different vintage, different spec. But it is the best available answer to what tenants actually pay in this exact micro-location today — documented, not guessed. The full rent-and-yield analysis of the sister building is in my BMB review.
Test those studio asking rents against Level’s entry prices and the potential becomes visible — at a much lower early-phase capital outlay. What stays serious: I calculate with you conservatively, on my ten-month formula with safety margins, not with brochure optimism. The “8% estimated yield” from the developer’s deck is deliberately not repeated here — such figures are indicative; my calculations are not.
Location check: Pratumnak, Soi 5/6
Pratumnak Hill is the green rise between Pattaya Bay and Jomtien; Sois 5 and 6 are among its quiet residential addresses with short runs to both bays. The price list’s view assignments — pool side, garden side, hillside — reflect the low-rise logic: you buy atmosphere and calm here, not a 40th-floor panorama. For streets, prices and tenant profiles, see my Pratumnak location guide.
The practical advantage remains the double viewing: Level (construction phase) and Beverly Mountain Bay (completed) are barely a hundred metres apart. In one afternoon you see how this developer plans and how it finishes — a due-diligence option off-plan buyers rarely get.
Level Pratumnak compared
| Level Pratumnak | Beverly Mountain Bay | Sea Sky by Sands | |
|---|---|---|---|
| Status | off-plan, Q3 2028 | completed | off-plan, Q4 2029 |
| Entry | FQ 2,990,000 / TQ 1,930,000 THB | from 3,195,000 THB | from 6,643,000 THB |
| Foreign ownership | foreign freehold available | leasehold (FQ allocated) | foreign quota |
| Payment plan | 30/40/30, 36 instalments | 20/80, immediate | developer-typical staged |
| Strength | FQ + lowest hill entry | rent from day one, documented | direct beachfront |
Who should buy at Level Pratumnak? Foreign-freehold buyers who want the cheapest freehold entry on the hill and treat two years of construction as an interest-free instalment phase. Landlords focused on compact layouts — the studios and 1+1 types are visibly drawn for the rental market. And early-phase buyers who want choice: at a 52 percent reservation rate, “deciding later” has already become measurably more expensive — the best units go first. Not the right choice for anyone who wants to move in or rent out tomorrow — that is what the completed sister building next door is for. And if you are after a 40th-floor sea view, an eight-storey boutique building is the wrong category altogether.
Frequently asked questions
How much does a unit at Level Pratumnak cost?
Per the price list of 25 August 2026: studios from 2,990,000 THB in the foreign quota and from 1,930,000 THB in the Thai quota. One-bedrooms from 3,120,000, 1+1 from 3,250,000, two-bedrooms from 3,890,000, large two-bedrooms from 5,950,000 THB (Thai quota each).
How many units are still available?
67 of 139 — 72 units are already reserved (52 percent, as of 25 Aug 2026). The three-bedroom type is fully taken; only four FQ studios remain.
What does the foreign-quota premium mean?
FQ prices run 17–31 percent (median 26) above the Thai quota of the same unit. In return you get freehold with the Chanote title in your name. The Thai quota can alternatively be structured as a registered leasehold.
How does the payment plan work?
Foreign quota: 30 percent on contract, 40 percent in 36 monthly instalments (about 33,200 THB monthly on the entry studio), 30 percent at handover. Thai quota: 20/30/50. Completion planned Q3 2028.
What is a 1+1 layout?
A one-bedroom with a separate extra room for a home office, guests or a dressing room — 39.2 to 46.6 sqm, from 3,250,000 THB (Thai quota). With 22 available units, the largest free type group.
Can I see something built before deciding?
Yes — the completed sister project Beverly Mountain Bay by the same team stands a few minutes’ walk away. Book an appointment and we view both in one afternoon.
My verdict
Level Pratumnak is the rare case where the price list itself is the strongest sales argument: 52 percent reserved, foreign quota open, entry prices below the Pratumnak range, and an instalment plan that turns construction time into interest-free financing. The honest remainder: two years of waiting are real, I deliberately dropped the brochure yield figure, and I anchor rent expectations to the documented numbers of the completed sister building rather than to prospectus optimism. If you want freehold on the hill, there is currently no better entry window — but it is measurably closing. Pick an appointment or WhatsApp +66 95 712 3215 — I will calculate your unit, conservatively as always.
