In short: Zensiri Residences Jomtien is neither a tower nor a beach project. It is a small development of 126 units in two buildings of seven storeys each. Entry level is 8,808,558 THB, around 232,000 euros, and for that you get 104 sqm with two bedrooms and two bathrooms. The price of 81,000 to 95,000 THB per square metre sits noticeably below what beachfront new-builds in Jomtien cost. The reason is stated plainly: the development is 2.5 kilometres from the sea. If you are looking for a small unit to rent out, this is not for you. If you want to live in Pattaya permanently, you will rarely find this much space for the money.
What exactly is Zensiri Residences Jomtien?
The development consists of two buildings with seven floors each and 126 apartments in total. That is unusual for Pattaya, where most new projects are towers of 40 to 60 storeys with several hundred units. Zensiri deliberately goes the other way: low-rise, generous greenery between the buildings and a resident count where you still recognise your neighbours in the lift.
There are three unit types. Type A are corner apartments with three bedrooms, two bathrooms and 134.21 sqm, 56 of them. Type B has two bedrooms, two bathrooms and measures 104.13 to 110.37 sqm, also 56 units. Type C was the smallest at 59.35 sqm with only 14 units, and those are completely sold. That already tells you something about demand: the cheapest units go first.
Facilities include three saltwater pools, a fitness area, steam rooms, a co-working room and a lounge. Practical for permanent residents are the 70-plus parking spaces with EV charging, a dedicated bicycle room, cardless access, two lifts per building and 24-hour security. The development is part of the Zensiri Estate & Residences grounds, which additionally contain 26 pool villas. Those villas are a separate product and not part of this project.
Currently 45 of the 126 apartments are sold, around 36 percent, leaving 81 available. You will find the current availability and all floor plans on the Zensiri Residences Jomtien project page.
Who is behind it?
The developer is ESS Developments, a company with more than 20 years of experience in the region. Its track record includes Serenity Villas Jomtien with 27 villas, Serenity Residence Jomtien with 56 units, Zensiri Midtown Villas with 25 villas and Zensiri Pool Villas on Koh Chang with 15 units. In 2024 the company received several awards, among them best boutique developer of the Eastern Seaboard.
Let me be straight about what that means and what it does not. ESS is not a listed corporation but a smaller developer. The advantage: its previous projects stand completed and can be visited, rather than existing only in brochures. The drawback: a small company has less buffer than a corporation if the market turns. With any off-plan purchase in Thailand the developer's financial standing is the decisive factor, because there is no statutory escrow. That is exactly why I look at what a developer has actually delivered.
The investment case in numbers
Entry prices and price per square metre
The cheapest unit still available is a Type B of 104.13 sqm at 8,808,558 THB in the foreign quota, around 232,000 euros. In the Thai quota the same unit costs 8,356,837 THB. Type A with 134.21 sqm starts at 10,886,109 THB.
More interesting than the absolute price is the price per square metre. It ranges from 81,000 to 95,000 THB, with a median just under 89,000. For comparison, in my Pattaya Price Index beachfront new-builds in Jomtien range between 115,000 and 260,000 THB per square metre depending on location and floor. Zensiri undercuts that clearly.
Why the square-metre price is this low
This is not a special offer or a trick, it is simply the price of the location. The development lies 2.5 kilometres from Jomtien Beach. In Pattaya, proximity to the beach is paid for in steps: beachfront costs the most, second row noticeably less, and beyond roughly two kilometres the price per square metre drops again significantly.
What that means for you: here you are buying floor area, not location. A buyer looking for 100 square metres with two bathrooms will pay around one and a half times as much close to the beach in Jomtien. Anyone who wants a sea view will not get one here, not even from the seventh floor.
Rental yield, honestly assessed
For Pattaya property I generally quote a realistic range of 5 to 8 percent, depending on location and letting model. For this project, though, I have to put that number in context rather than simply repeat it.
Short-term holiday letting lives off beach proximity. Two and a half kilometres is no longer walking distance, and that reduces occupancy in the holiday market. Large apartments above 100 square metres also address a different tenant group than the classic studio: families, couples working from home, people who stay longer. Such tenants take longer to find but stay considerably longer and treat the apartment better.
My honest advice: if yield is your main goal, look at beachfront projects. If you intend to live here yourself and see letting only as a later option, Zensiri fits well. You can model both in my investment calculator.
The payment plan
As is usual for off-plan projects in Thailand, you pay in stages rather than all at once. At Zensiri the schedule is:
- 200,000 THB reservation fee
- 30 percent on signing the contract
- six instalments of 10 percent every 90 days
- 10 percent on handover
In concrete terms for an 8.8 million THB apartment: after reservation and contract around 2.8 million is committed, the remainder spreads across the construction period until the end of 2027. If that money would otherwise sit in your account, this gives you room to breathe.
Legal security for international buyers
Foreigners can acquire condominium units in Thailand as full ownership as long as the building's foreign quota is not exhausted. At Zensiri, freehold with a Chanote title is available, leasehold is the alternative.
The purchase runs through a sale and purchase agreement with the developer, and ownership is transferred at the Land Office in Pattaya. Important for freehold: the purchase amount must be transferred from abroad, because the Thai bank then issues the foreign exchange certificate that the Land Office requires to register the unit in your name. This is where self-managed purchases most often stall, usually because the payment reference is wrong.
Location check: what 2.5 kilometres mean day to day
The distances are quickly listed: 7-Eleven at 300 metres, the centre of Jomtien 900 metres, Jomtien Beach and Immigration 2.5 kilometres each, Sukhumvit Road 3.5 kilometres, Walking Street around 5 kilometres.
In everyday life that means you walk for daily needs and take a scooter or car to the beach. That is exactly what the 70-plus parking spaces are for, a generosity rarely found in beachfront towers. Anyone who has a vehicle in Pattaya anyway will find the location relaxed: no tourist crowds at the door, no noise from beach bars, quiet living instead. Anyone who deliberately lives without a vehicle and wants the sea every morning will find the distance tiresome. Both are legitimate, you should just know it before buying.
You can see exactly where the project sits on my Pattaya location map.
Zensiri compared
The most interesting comparison is not with other low-rise projects but with what the same money buys you near the beach. For around 232,000 euros a beachfront new-build in Jomtien typically gets you a one-bedroom unit of 45 to 60 square metres, in some projects with a sea view. At Zensiri it is 104 square metres with two bedrooms and two bathrooms, without a sea view.
That is the actual decision: floor area or location. Both together are not available in Pattaya at this price. To see several projects side by side, use my comparison tool.
Who should buy here, and who should not
A good fit if you: want to live in Pattaya permanently or for long stretches, need space, are coming as a couple or family, work from home and value a proper study, have a vehicle and prefer a quiet residential setting to a beachfront address.
Not a fit if you: are looking for the smallest possible unit for short-term letting, treat a sea view as non-negotiable, live without a vehicle and want the beach daily, or have a budget below 200,000 euros. For that last case there are better-suited projects in Pattaya, and I will happily tell you which.
Frequently asked questions about Zensiri Residences Jomtien
Does Zensiri Residences Jomtien have a sea view?
No. The development sits around 2.5 kilometres from Jomtien Beach, so there is neither beachfront nor sea view. The outlook is over the pool landscape and the greenery of the grounds. If a sea view is essential for you, a beachfront project is the right choice, but you will pay considerably more per square metre there.
What does the cheapest apartment at Zensiri Residences Jomtien cost?
Entry level is 8,808,558 THB, around 232,000 euros, for a Type B unit with two bedrooms, two bathrooms and 104.13 sqm. In the Thai quota the same type starts at 8,356,837 THB. The smaller one-bedroom Type C units of 59.35 sqm are already sold out.
Can foreigners buy freehold at Zensiri Residences Jomtien?
Yes. Within the foreign quota, freehold ownership with a Chanote title is possible, leasehold is the alternative. For registration at the Land Office the purchase amount has to be transferred from abroad, because the Thai bank then issues the foreign exchange certificate the Land Office requires.
When will Zensiri Residences Jomtien be completed?
Completion is scheduled for the end of 2027. Until then the staged payment plan applies, so you do not pay the full purchase price at once.
What are the running costs?
The management fee is 50 THB per square metre and month, so roughly 5,200 THB a month for a 104 sqm apartment. On purchase there is a one-off sinking fund of 500 THB per square metre. Furniture packages are optional, 1.1 million THB for Type A and 900,000 THB for Type B.
My verdict
Zensiri Residences Jomtien is an honest product for a clearly defined group of buyers. It promises neither a sea view nor beachfront. What it delivers is floor area, two bathrooms and a quiet residential setting at a square-metre price that has become rare in Jomtien. The developer has completed projects to show, the development stays manageable at 126 units, and the payment plan spreads the burden until the end of 2027.
If you want to live in Pattaya rather than merely invest, this project belongs on your list. If you want to maximise yield, it does not. I am happy to make that distinction with you before you get lost in brochures.
How I can help
I am Alexander Reifenschneider, based in Pattaya since 2018 and working with international buyers, with more than 500 consultations behind me. I show you the units still available with current prices, walk you through the payment plan and accompany you all the way to registration at the Land Office. There is no commission for you as a buyer, the developer pays it. All project details are on the Zensiri Residences Jomtien project page.
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