Dynasty Condo Flip Case Studies #1 · Last updated: 24 September 2026
Send Photos & Ask for a Renovation Quote
Fastest reply on WhatsApp – send a few photos of the room, the building or area, and what you would like done.
WhatsApp 088 555 9099 – Send Photos LINE: 088 555 9099 Ask Pattaya Renovation & Builder on Facebook
Before/after photos and daily site updates are posted on our Facebook page.
This is a real Dynasty Real Estate project: a 26 sqm foreign-quota studio at Jomtien Condotel Chain, Jomtien Soi 16, Pattaya. We bought it, renovated it, and now it is ready to resell. Below you will find the exact known costs, what similar studios are asking today, and several resale scenarios, with the gross difference and gross return worked out for each. No figure on this page is a guaranteed result.
Quick Answers
What is the buy-to-renovate strategy in Jomtien?
You buy a condo in an older, well-located Jomtien building below the price of updated units, renovate it, and resell it (or rent it out) as a move-in-ready unit. The aim is for the resale price to exceed the purchase price plus renovation and all selling costs. It only works when the purchase price, renovation budget and realistic resale price are checked against real market evidence before buying.
How much did this Jomtien condo cost?
The purchase price was ฿950,000 for a 26 sqm studio on the 4th floor with a partial sea view, in the foreign quota.
How much was spent on renovation?
The renovation cost ฿250,000.
What was the total known investment?
฿1,200,000 (฿950,000 purchase + ฿250,000 renovation). That works out to about ฿46,154 per sqm. This figure does not include transfer fees, taxes or holding costs.
What could the condo potentially sell for?
We don’t know yet. Other 26 to 27 sqm studios in the same building were being advertised at roughly ฿1.25M to ฿1.55M in September 2026. Those are asking prices, not sale prices. We could not find any reliable public record of what units actually sold for. That is why we show scenarios from ฿1.30M to ฿1.60M below, and none of them is a forecast.
How do you calculate the gross difference?
Gross difference = resale price − ฿1,200,000. Gross return = gross difference ÷ ฿1,200,000 × 100. Example: at ฿1,500,000, the gross difference is ฿300,000 and the gross return is 25.0%.
What costs are excluded from the calculation?
These are all left out: Land Department transfer fee, Specific Business Tax or stamp duty, withholding tax, any agent or selling fees, common-area (maintenance) fees, sinking fund, utilities, furnishing or staging, and financing or other holding costs. Your net result will be lower than the gross figures shown.
Is condo flipping guaranteed to make a profit?
No. The resale price depends on buyer demand, negotiation, competing listings, the building’s condition and how long the unit takes to sell. A flip can break even or lose money once transfer costs, taxes and holding time are added.
The Property
| Building | Jomtien Condotel Chain (also listed as Pattaya Condotel Chain / Chain Condominium) |
| Location | Jomtien Soi 16, Jomtien, Pattaya |
| Unit type | Studio |
| Size | 26 sqm |
| Floor | 4th floor |
| View | Partial sea view |
| Ownership | Foreign quota (can be registered in a foreign buyer’s name, subject to the building’s quota at transfer) |
Public listing portals describe the building as a 15-storey, single-building project of 299 units, completed in 1993. Units in older, established Jomtien buildings like this often come to market in their original condition, and that is where a renovation strategy can create value.
The Numbers: Purchase, Renovation and Total Investment
| Item | Amount |
|---|---|
| Purchase price | ฿950,000 |
| Renovation | ฿250,000 |
| Total known investment | ฿1,200,000 |
| Known cost per sqm (26 sqm) | ≈ ฿46,154 |
The Renovation
Dynasty Real Estate’s in-house team carried out the renovation. The work included laying large-format wood-look floor tiles. Before-and-after photos of the finished unit will be added to this page soon.
Planning a renovation of your own? See our Pattaya condo renovation services and condo renovation in Jomtien.
Market Comparables (September 2026)
This section is updated whenever reliable new comparable data becomes available. Last checked: 24 September 2026.
1. Asking prices: studios in the same building
| Size | Floor | View | Asking price | Asking ฿/sqm |
|---|---|---|---|---|
| 26 sqm | 5 | Partial sea view | ฿1,550,000 | ≈ ฿59,615 |
| 26 sqm | 5 | City view | ฿1,550,000 | ≈ ฿59,615 |
| 26.2 sqm | 14 | Sea view | ฿1,530,000 | ≈ ฿58,397 |
| 27 sqm | 14 | Sea view | ฿1,460,000 | ≈ ฿54,074 |
| 27 sqm | Not stated | Sea view (Dynasty listing) | ฿1,450,000 | ≈ ฿53,704 |
| 26.2 sqm | 7 | Sea view | ฿1,280,000 | ≈ ฿48,855 |
| 27 sqm | 5 | Not stated | ฿1,250,000 | ≈ ฿46,296 |
Sources: Thailand-Property’s Pattaya Condotel Chain for-sale listings (listed by various agencies) and Dynasty’s own Pattaya Condotel Chain studio listing. The portal descriptions say all of these units are fully furnished. One 26 sqm studio advertised elsewhere at ฿2,590,000 is left out of the table because it is far above every other listing in the building.
2. Asking prices: nearby comparable studios
| Building | Size | Floor / view | Asking price |
|---|---|---|---|
| Jomtien Beach Condominium | 30 sqm | Floor not stated, city view | ฿1,250,000 |
| Jomtien Beach Condominium | 32 sqm | 17th floor, sea view | ฿1,530,000 |
| Laguna Beach Resort 3 (Dynasty listing) | 26.86 sqm | Studio | ฿1,290,000 |
3. Recent transaction evidence
Insufficient. Thailand has no public database of condo sale prices, and we could not find a reliable, verifiable record of the final price paid for any studio in this building. One portal shows a 53 sqm one-bedroom on the 4th floor marked “sold”, but it only displays the asking price, not the price actually paid. We don’t treat that as transaction evidence.
4. Estimated market range
Current asking prices for 26 to 27 sqm studios in the building range from about ฿1.25M to ฿1.55M (roughly ฿46,000 to ฿60,000 per sqm). The closest match, a 26 sqm 5th-floor unit with a partial sea view, is asking ฿1.55M. Final sale prices are often lower than asking prices, and this range has not been checked against real transactions. It is an indication, not a valuation.
5. Dynasty’s potential asking price
Not yet set. When the unit is listed for sale, its asking price will be published here and linked to the live listing. An asking price is not a sale price.
Potential Resale Scenarios
Each scenario uses the known investment of ฿1,200,000. These are gross figures only.
| Scenario resale price | Gross difference | Gross return on ฿1.2M |
|---|---|---|
| ฿1,300,000 (downside) | ฿100,000 | 8.3% |
| ฿1,400,000 | ฿200,000 | 16.7% |
| ฿1,500,000 | ฿300,000 | 25.0% |
| ฿1,550,000 | ฿350,000 | 29.2% |
| ฿1,600,000 | ฿400,000 | 33.3% |
Important: these figures exclude applicable transfer fees, taxes, selling expenses and holding costs. ฿1,600,000 is higher than every comparable asking price in the building that we found (apart from the outlier we excluded). These are scenarios, not forecasts or guaranteed results.
Costs Not Included in the Calculation
- Transfer fee: usually 2% of the Land Department appraised value. Who pays is agreed between buyer and seller.
- Specific Business Tax (SBT): generally 3.3% of the appraised value or the sale price, whichever is higher, when a unit is sold within 5 years of purchase. For example, 3.3% of ฿1,500,000 is ฿49,500.
- Stamp duty: 0.5%, charged only when SBT does not apply.
- Withholding tax: depends on whether the seller is an individual or a company, and on the appraised value and holding period.
- Selling expenses: agent fees (if applicable), marketing, photography and legal fees.
- Holding costs: common-area fees, sinking fund, utilities, insurance and any financing costs while the unit is renovated and marketed.
Rates and exemptions depend on each seller’s situation and can change. Dynasty Real Estate is not a law firm or tax adviser, so please confirm the exact costs with the Land Department or a qualified lawyer before you decide anything.
Lessons for Investors
- Buy on evidence: the entry price (≈ ฿36,500/sqm before renovation) was well below the building’s current asking range. The margin is made mostly when you buy.
- Fix the budget before you start: with the renovation cost known (฿250,000), you can work out the break-even resale price in advance.
- Check the ownership: a foreign-quota title widens the pool of resale buyers, but the quota must be available when the unit is transferred.
- Know the competition: several similar studios are for sale in the same building, so presentation and pricing matter.
Frequently Asked Questions
Can foreigners buy a condo in Jomtien?
Yes. Foreigners can own a condo unit freehold in their own name, provided it is within the building’s foreign quota (up to 49% of total unit area) and the purchase funds are brought in from overseas. This studio is a foreign-quota unit.
Why buy an older condo in Jomtien to renovate?
Older, established buildings close to Jomtien Beach often sell units in original condition at lower prices per sqm. A focused renovation can make a unit more attractive to buyers and tenants, but the building’s condition, fees and management should always be checked first.
Are the comparable prices on this page sale prices?
No. They are asking prices advertised on property portals and on Dynasty’s own site in September 2026. We could not find verified transaction prices for this building.
What is the break-even price for this condo?
Before transfer costs, taxes and holding costs, the break-even price is ฿1,200,000. The real break-even is higher once those costs are added, and it depends on the seller’s tax position.
Can Dynasty help me find a similar Jomtien condo to renovate?
Yes. Dynasty Real Estate lists condos for sale in Jomtien and Pattaya and runs in-house renovations, so we can help you from shortlisting through to renovation and resale or rental.
Explore Jomtien and Pattaya Investment Property
- Jomtien Property Guide: condos for sale and rent near the beach
- Pattaya Property Market Guide 2026: prices, foreign ownership and rental yields
- Pattaya condo investment property
- Current Jomtien condos for sale
- Pattaya condos from 1 to 2 million baht
- Pattaya Condotel Chain studio for sale (same building)
- Laguna Beach Resort 3 studio for sale, Jomtien
- Baan Suan Lalana, Jomtien: sold after renovation
- Another Chain Condominium renovation: Floor 8 progress log
Looking for a Similar Opportunity?
If you would like a Jomtien or Pattaya condo with renovation potential, tell us your budget and whether you plan to resell or rent. We will send you real listings along with a realistic view of costs, comparables and risks.
- Phone / WhatsApp: +66 98 403 9318
- LINE: 0984039318
- WeChat: Dynastyrealestate
- Email: Info@dynastyrealestate.co
Disclaimer: This case study is for general information only and is not financial, legal or tax advice. All resale figures are hypothetical scenarios, not forecasts or guaranteed results. Comparable prices are third-party asking prices at the date checked and may have changed.
