- Type
- Studio
- Size
- 37 m²
- Floor
- 1
- Unit
- G109
- View
- Podium greenery & curated landscaping
- Tenure
- leasehold
- Completion
- Q2 2027
- To beach
- ~10 min scenic drive, elevated site
Why this resale
- ✓ 140,541 THB per m², near the top of the studio range in this resale list
- ✓ Ground floor, and the listing's own outlook field is podium greenery, not sea
- ✓ 37 m² is large for a studio, the biggest studio in this list by 5 m²
- ✓ Leasehold; unfurnished; Q2 2027 handover, about nine months out
G109 asks 5,200,000 THB for a 37 m² studio, or 140,541 THB per m². Two facts on the listing sit awkwardly together: the scheme is called Seaview Residence, and the outlook recorded for this apartment is podium greenery and curated landscaping, on the ground floor.
You are in the right building on the wrong floor
Nothing here is misdescribed. The project is a hillside scheme above Layan and it is sold on elevation and outlook; this particular unit is at podium level and looks at landscaping.
The problem is that both premiums built into the price (the brand and the hillside) are usually paid for by what you see from the window, and this lot does not collect either of them. At 140,541 THB per m² it sits at the top of the studio range in this resale list, alongside branded Bang Tao stock and well above the off-plan studios in Rawai and Bang Tao at 105,000 to 126,000.
So ask a specific question before you go further: what does the developer want for a higher floor in the same building today? If the gap is small, this lot is expensive. If it is large, the ground floor is doing exactly what it should and the discount is in the right place.
The strongest argument is the one nobody makes
Thirty-seven square metres is a large studio, about five more than any other studio in this list, and roughly a quarter more than the 29 to 30 m² units that dominate the off-plan market here.
At this size that is not a rounding difference. It is the gap between a room with a bed in it and a room a tenant can also work in, which is the thing that turns a four-night let into a month-long one. For a buyer underwriting long stays rather than nightly rates, the area is worth more than the brand and considerably more than the outlook.
That argument does not appear anywhere in the marketing, which leans on the project’s name instead. It is the honest case for this apartment.
The reference price has not been tested
The 21% comes off a supplied figure of 6,560,000 THB, a reduction of 1,360,000. No developer price list backs it up on this listing, and handover is not until Q2 2027, about nine months away.
That timing cuts both ways. There is room to check everything properly, and there is also room for the developer to keep selling into the same market, so the competition for your resale is not only the other assignments but the unsold stock in the building itself. Ask how much of it remains.
Before you reserve
- What the ground floor actually looks at, from floor level rather than from a render.
- The developer’s dated price list, including higher floors, for a 37 m² unit.
- How much unsold stock the developer still holds in this building.
- The seller’s payment history, with receipts.
- Written developer consent to the assignment.
- The lease term and when it starts.
The scheme, its position above Layan and the case for the building are on the Ayana Heights project review.
Frequently Asked Questions
The listing's own outlook field says podium greenery and curated landscaping, and the apartment is on the ground floor. The scheme is called Seaview Residence and the hillside site is what the project is sold on, but neither of those is a description of this unit. If a sea outlook is what you are paying for, this is the wrong lot in the right building, and the difference should come off the price rather than out of the photographs.
It is at the upper end of what studios in this resale list are asking, alongside the branded Bang Tao stock and well above the Rawai and Bang Tao off-plan lots at 105,000 to 126,000. Branded schemes carry a premium and hillside sites carry a premium, but a ground-floor unit collects neither of the two things those premiums are usually for. Ask what a higher floor in the same building costs before accepting this one.
A reference price of 6,560,000 THB supplied in the seller material, giving a 1,360,000 THB reduction. As on every listing in this collection, the discount is only as reliable as the reference, and this one has not been checked against a developer price list. Ask for a dated list for a 37 m² ground-floor unit and recalculate before the percentage influences anything.
More than most. It is the largest studio in this list by about five square metres, which at this size is the difference between a room with a bed in it and a room you can also work in. For a long-stay tenant that matters more than it sounds, and it is the strongest genuine argument for this lot, stronger than the brand and much stronger than the view.
The outlook, seen from the actual floor level rather than from a render; a dated developer price list for this format; the seller's payment history with receipts; written developer consent to the assignment; and the lease term with its start date. Handover is given as Q2 2027, so there is time for all of it and also time for the developer's own remaining stock to compete with this listing.
Request Ayana Heights Seaview Residence G109 details
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