People choose Bang Saray for its calm pace, the sea and the distance from Pattaya’s tourist noise. This round-up covers ten complexes that the community picked out as starting points for a home search. It isn’t a ranking, investment advice or a property-finding service: the details were collected from a post from October 2025 and need checking with the management company, the owner or an agent.
At a viewing, ask not only about the floor and the view but also about the real condition of the flat, the size of the utility bills, the pet rules, parking, internet and the terms of the specific contract.
By the sea and close to the beach
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Bang Saray Beach Condominium: eight floors, a pool, tennis and security.
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Del Mare: 33 floors, an infinity pool, a gym and tennis.
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Sea Zen Condominium: a pool, jacuzzi, sauna, children’s playground and a sea view.
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The Breeze Beach Side: a boutique condo on the beachfront with a rooftop pool.
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Le Beach Condominium: an upmarket complex with a sea view and a large rooftop pool.
Modern design and facilities
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ECOndo Bangsaray: a modern eco concept, smart zones and a rooftop pool.
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Sea Saran Condominium: a gym and a rooftop pool.
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Mirage Condominium: spacious apartments, about five minutes to the beach and a rooftop pool.
Gardens, a lake and panoramic views
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AD Bangsaray Lake & Resort: a garden, a pool, studios and a resort feel.
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Sunplay Bangsaray Heights: an upmarket development with lounge areas and panoramic views.
What to ask before you sign the contract
You choose a complex with your eyes, but you live by the terms of the contract, and the two differ more often than you’d like.
Money up front. The usual arrangement is a two-month deposit plus one month in advance. The deposit is returned at the end, and that’s exactly what all the disputes are about later: film the flat on the day you move in, with the meters in shot. Five minutes that later turn out to be worth two months’ rent.
Electricity. You may be charged at the state rate or at the building’s own internal rate, and one can be almost double the other. It’s one question at the viewing, but it costs real money every month, especially if the air conditioning runs round the clock.
TM-30. The notification of where you’re staying is filed by the property owner, not by you. Ask about it straight away: a management company usually does it automatically, while a private owner often doesn’t even know it’s their duty, and it comes up when you extend your visa. How the notification works and what to do if the owner does nothing is in the TM-30 guide.
If you’re thinking of buying. A foreigner can register a flat in their own name only within 49% of the building’s floor area. This is the “foreign quota”, and in older complexes it is sometimes used up completely. The money also has to come into Thailand from abroad, in foreign currency, with a supporting document from the bank: without it the ownership won’t be registered.
The list keeps every complex from the original round-up, but it’s no substitute for seeing a place in person. For a first feel of the area, the guide to local amenities and the round-up of cafés are also useful. You can ask about a specific building and get fresh feedback in the Bang Saray chat (in Russian).
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