The Cliff Pattaya was one of the earlier large condominium towers on Pratamnak Hill, completed in 2013 by Nova Group. It is a single 27-storey building of 426 units, set back from the seafront on the Pattaya side of the hill, off Ratchawarun Road. After more than a decade it is a mature building with a settled owner base and a long rental track record, which is a different proposition from the newer schemes further round the hill.
It suits buyers who want a large, established building with a full facilities set and a central-but-quiet position, and who are not paying a premium specifically for beachfront proximity. Because it is one of the bigger buildings in the area and has been trading for years, there is usually a reasonable choice of resale units and layouts at any given time, which makes it a practical starting point for buyers new to Pratamnak.
Project Overview
The Cliff Pattaya was developed by Nova Group and completed in January 2013. It is a single tower of 27 floors containing 426 units, with layouts running from studios to two-bedroom apartments.
- Developer: Nova Group
- Completed: January 2013
- Single building of 27 floors
- 426 units
- Studios of approximately 37–39 sqm
- One-bedroom units of approximately 38–71 sqm
- Two-bedroom units from approximately 92 sqm
- Lifts, covered parking and on-site restaurant facilities
- Pets are not permitted unless specifically approved by the juristic office
As with any tall building on the hill, outlook varies sharply by floor and orientation. Some units look towards the sea and the bay, others face inland across Pratamnak. Because the building sits back from the shoreline rather than on it, sea views here are generally a function of height. Check the actual view from the specific unit before committing.
Location
The Cliff Pattaya is located off Ratchawarun Road on Pratamnak Hill, in the Bang Lamung district of Chonburi. Pratamnak Beach is approximately 1.4 kilometres away, and Bali Hai Pier and the southern end of Pattaya Beach are around 2 kilometres to the north, putting the building within a few minutes’ drive of both the pier area and Jomtien.
This is a residential stretch of the hill. Convenience stores, small restaurants and local bars are within walking distance along the hill roads, with supermarkets and larger shopping down the hill. The position is a reasonable compromise for buyers who want easy access to central Pattaya without living in it. Our Pratamnak Hill area guide sets out how the different parts of the hill compare.
Distance to the Beach
Pratamnak Beach is approximately 1.4 kilometres from The Cliff, and Bali Hai Pier with the southern end of Pattaya Beach is around 2 kilometres north. Both are a few minutes by road. Neither is a walk most people would make routinely, particularly given the hill, so this is a drive-to-the-beach building rather than a walk-to-the-beach one.
That is the honest trade-off at this address. What you get instead is a bigger building, a fuller facilities set and a price position that reflects the distance. Buyers whose priority is stepping out onto sand should be looking at the Cosy Beach side of the hill or the Jomtien beach road. Sea views from here are a function of height rather than proximity, so check the outlook from the specific floor.
Facilities
Confirmed facilities at The Cliff Pattaya include:
- Swimming pool
- Jacuzzi
- Fitness centre
- Sauna and steam room
- Clubhouse
- Communal garden and BBQ area
- Children’s play area
- On-site restaurant and bar
- Reception and lobby area
- Lifts and car parking
- 24-hour security, CCTV and key-card access
- Wi-Fi in communal areas
Unit Types
Layouts run from studios to two-bedroom apartments across the 426 units.
- Studio — approximately 37 to 39 sqm
- One-bedroom — approximately 38 to 71 sqm
- Two-bedroom — from approximately 92 sqm
The one-bedroom band is very wide, and a 38 sqm unit and a 71 sqm unit are not comparable products despite carrying the same label. Compare on registered area and aspect rather than on the bedroom count. In a building of this age, condition is the other variable that matters as much as size: two identical layouts can be a decade apart in practice depending on what each owner has done. Confirm the registered area against the title deed.
Current Sale Listings
Dynasty Real Estate does not have a unit at The Cliff Pattaya listed for sale at the time of writing. In a 426-unit building stock moves steadily, so tell us the layout, floor band and whether you need foreign quota and we will check what is genuinely available.
Other Pratamnak sale stock is set out in our Pratamnak Hill area guide.
Current Rental Listings
Owners in The Cliff regularly offer units through us before they are advertised, so ask us on WhatsApp for the current off-market rental list. The building has a long rental track record and a good deal of it is repeat long-stay tenancy, so availability depends on timing. Send us your dates and budget and we will check across the building.
Who Buys Here
The Cliff attracts buyers who prioritise building size, facilities and price position over absolute beach proximity. In practice that means a lot of European and British owners buying a first Pattaya property, retirees and long-stay residents, and landlords who value the building’s established rental history. Pratamnak also has one of the largest Russian communities in Pattaya and the Russian-speaking market is well represented here; we cover that buyer group on our page for Russian buyers in Pattaya.
Two honest caveats. First, it is a 2013 building, so condition varies significantly unit to unit depending on how each owner has maintained and refurbished. Inspect properly. Second, at 1.4 kilometres from Pratamnak Beach this is not a walk-to-the-sand building for most people, and buyers who want that should be looking closer to Cosy Beach.
Foreign Ownership Quota at The Cliff Pattaya
Foreign freehold ownership in any Thai condominium is limited by law to 49% of the building’s saleable floor area, with the balance held in Thai quota. At a 426-unit building the foreign quota is finite and assigned per unit, so you must confirm with the juristic office that the specific unit you want is available in foreign quota before paying a deposit. Do not take this from a listing or a verbal assurance.
If foreign quota is not available on your preferred unit, a registered leasehold or a Thai company structure are the usual alternatives, and both need proper legal review before you commit. On a building of this age, also confirm the sinking fund position, any planned major works and the current common area maintenance rate. To compare it with other buildings, see our Pattaya property developments directory or browse current stock in our Pattaya property for sale listings.
Nearby Schools
There is no international school on Pratamnak Hill itself. The schools families in this part of Pattaya use are all a drive, and journey times depend heavily on traffic on Thappraya and Sukhumvit, so ask the school for a current time from Ratchawarun Road rather than relying on a map estimate.
- Regents International School Pattaya
- Ecole Francaise Internationale de Pattaya
- Mooltripakdee International School, south towards Na Jomtien
- St Andrews International School Green Valley, Huay Yai
- Tara Pattana International School, Naklua
Most of these run a bus service. Confirm the route covers this part of the hill before committing to an address, because coverage on the hill roads is not uniform.
Nearby Shopping
Convenience stores, small restaurants and local bars are within walking distance along the hill roads. Anything larger means coming off the hill, which takes a few minutes in either direction.
North towards central Pattaya are Royal Garden Plaza and the Tukcom electronics centre in South Pattaya, Central Festival Pattaya Beach on Beach Road, and further up Terminal 21 Pattaya on the corner of Second Road and North Pattaya Road, with Central Marina about 500 metres to its south. South towards Jomtien you have Jomtien Night Market, Thepprasit Night Market and Outlet Mall Pattaya on Sukhumvit.
Nearby Attractions
Pratamnak Beach is about 1.4 kilometres away and Cosy Beach is round the hill on the Jomtien side. Big Buddha Hill, Wat Phra Yai, is on Pratamnak itself and is the best-known landmark in the area.
Bali Hai Pier, where the Koh Larn ferries leave, and Walking Street are around 2 kilometres north. Jomtien Beach and Dongtan Beach are a few minutes south. Further out, Pattaya Floating Market on Sukhumvit, the Sanctuary of Truth in Naklua and Nong Nooch Tropical Garden south of the city are the usual day trips.
Ask What Is Available in The Cliff Right Now
Units in The Cliff come and go and not every one reaches the website. Let us know your budget and whether you want to buy or rent, and we will send you what is genuinely available today, including the floor, view and ownership quota of each unit. Message us on WhatsApp, add us on Line, or call 098-403-9318. Overseas? We can do the first viewing by video call.
Frequently Asked Questions
Who developed The Cliff Pattaya and when was it completed?
The Cliff Pattaya was developed by Nova Group and completed in January 2013.
How big is The Cliff Pattaya?
It is a single building of 27 floors containing 426 units, with studios of around 37 to 39 sqm, one-bedroom units of around 38 to 71 sqm, and two-bedroom units from around 92 sqm.
How far is The Cliff Pattaya from the beach?
Pratamnak Beach is approximately 1.4 kilometres from the building. Bali Hai Pier is around 2 kilometres away.
Are pets allowed at The Cliff Pattaya?
No. Pets are not permitted unless specifically approved by the juristic office, so any exception must be confirmed with building management directly.
Links to Available Dynasty Listings
- Pratamnak Hill area guide — the full Pratamnak directory, building by building
- Pattaya property developments directory
- Pattaya property for sale
- Foreign condo ownership in Pattaya
Availability and foreign quota at The Cliff Pattaya change regularly, and unit condition varies widely in a building of this age. Message us on WhatsApp (+66984039318), add us on Line or call 098-403-9318 for current availability and we will tell you honestly which units are worth viewing and which are not.