Embassy World Jomtien: sales launch terms
Empire Group has opened sales at Embassy World, a resort complex 200 m from Jomtien Beach. Prices, interest-free instalments, completion dates.
Empire Group has opened sales at Embassy World — a resort complex in Jomtien, 200 meters from the beach. The project is large: six low-rise buildings, 1,066 apartments and a 155-meter water lagoon on an 11,200 m² plot. Let's break down how much it costs now, how the installment plan works, and what to consider when buying at the very earliest stage.
About the Project
Embassy World isn't a tower but a resort format: six eight-story buildings instead of a single high-rise. Fewer neighbors per floor, more greenery between the buildings and shared infrastructure spread across the grounds rather than concentrated on a single underground level.
The key element of the site's layout is the 155-meter lagoon. Around it the developer is arranging wellness, sports, family and work spaces: the project is designed not only for vacationers but also for those who live in Thailand permanently and work remotely.
Jomtien beach is about 200 meters away. This is the very district that in recent years has been drawing buyers away from central Pattaya — those who want the water nearby but without the nighttime noise of Walking Street. For more on the difference between districts, see our Pattaya districts guide.
How Much It Costs Now
Four standard options are open in the catalog. The prices are starting figures: the specific amount depends on the building, floor, view and available quota.
| Layout | Area | Price | Quota |
|---|---|---|---|
| Studio | 25 m² | 2,090,000 ฿ | Thai |
| 1 bedroom | 34 m² | 3,190,000 ฿ | foreign |
| 2 bedrooms | 50 m² | 4,980,000 ฿ | foreign |
| 2 bedrooms | 66 m² | 5,680,000 ฿ | foreign |
The two-bedroom formats are created by combining neighboring units — they don't have a separate line in the price list, so the price is the sum of the constituent apartments. The developer calculates the cost of the combining work separately and confirms it at booking.
According to the Empire Group price list dated August 12, 2026, 319 of the 1,066 apartments have been sold — almost a third. For a project where construction hasn't yet started, that's a notable share.
How to Pay
The scheme differs depending on the quota. In both cases the installment plan is interest-free and spread across the entire construction period.
Foreign quota:
| Stage | Share |
|---|---|
| Booking | 50,000 ฿ (included in the price) |
| Within the first month | 27% |
| Installments during construction | 48% |
| On handover of keys | 25% |
Installment payments come once every six months — not monthly, which is more convenient if income arrives unevenly.
Thai quota:
| Stage | Share |
|---|---|
| Booking | 50,000 ฿ |
| Within the first month | 25% |
| Installments during construction | 25% |
| On handover of keys | 50% |
The difference is fundamental: under the Thai quota half the amount is paid at the very end, while under the foreign quota it's only a quarter. On the other hand, the apartment itself is cheaper under the Thai quota.
Why the Same Apartment Costs Different Amounts
In any condominium in Thailand, 49% of the floor area can be owned by foreigners directly, in full ownership — this is the foreign quota (Foreign Freehold). The remaining 51% is sold under the Thai quota: it's arranged through a Thai company or a long-term lease, and costs noticeably less.
The studio in the table above is under the Thai quota — hence the price of 2,090,000 ฿. The same area under the foreign quota would be more expensive.
Exactly what each form of ownership provides, how Leasehold differs, and what costs arise during registration are covered in a separate article: Freehold and Leasehold: How Foreigners Own Property in Thailand.
Timelines
Here it's important not to get your expectations wrong:
- start of construction — second quarter of 2028;
- handover of keys — second quarter of 2031.
That is, about five years pass between booking today and moving in. This isn't an "apartment for next season" — it's a long-term story, and it needs to be planned accordingly.
What Buying at the Launch Offers
- Starting prices are the lowest for the entire project cycle. Later the developer raises them as readiness increases.
- Maximum choice: while only a third has been sold, the best floors, views and corner layouts are available.
- Interest-free installments for the entire construction period. In effect the developer lends to the buyer for free.
- The option to combine neighboring units — at later stages the neighboring apartment will almost certainly already be sold.
The downside:
- The money is invested long before the property itself appears.
- Five years is a period over which both the market and personal plans change.
- You can't view the apartment in person: only layouts, renders and the developer's reputation.
What to Check Before Booking
No article can replace checking the documents of a specific property. Below is the minimum worth reviewing before you place a booking.
- Construction permits and the developer's rights to the plot.
- Exactly what you are booking: the building, floor, unit number and quota should be in the contract, not just "studio 25 m²".
- The payment schedule — whether it's tied to the calendar or to construction stages.
- Booking refund conditions if the deal falls through.
- The developer's previous projects: whether they were completed on time and what owners say.
View the Selection
All open options at Embassy World are on the project page: layouts, presentation and the current price list for both quotas. Other projects in the district are in the Jomtien section.
If you need a specific floor, view or combined layout — write to us: we'll find options at the current price and check availability with the developer before booking.
How the reservation works: step by step
Buying an apartment in Embassy World at the sales launch usually looks like this:
- Choosing a unit. Using the current price list and floor plans, you choose the building, floor, view and quota. We check with the developer that the unit is available right now.
- Reservation. You pay 50,000 ฿ and the unit is taken off sale in your name. The amount is included in the price.
- Contract. The developer prepares the sale and purchase agreement: unit number, area, price, quota, payment schedule and handover dates. We help you read it before signing.
- First payment. Within the first month the first large share is paid — 27% under the foreign quota or 25% under the Thai quota.
- Instalments. Payments every six months during construction, interest-free.
- Handover. After construction is completed — the final payment, inspection of the unit and registration of ownership at the Land Office.
You do not have to be in Thailand in person at every stage: documents can be signed remotely, and we handle the deal on the ground.
Example payment calculation
Take a one-bedroom unit of 34 m² under the foreign quota at 3,190,000 ฿ and split it by the developer's scheme:
| Stage | Share | Amount |
|---|---|---|
| Reservation | — | 50,000 ฿ (included in the price) |
| Within the first month | 27% | 861,300 ฿ |
| Instalments during construction | 48% | 1,531,200 ฿, split into six-monthly payments |
| On handover | 25% | 797,500 ฿ |
Total 3,190,000 ฿ with no interest. Transfer costs at handover are calculated separately. The exact amount of each six-monthly payment depends on the schedule in your contract.
For a Thai-quota studio at 2,090,000 ฿ the scheme is different: 25% in the first month, 25% in instalments and 50% on handover, so 1,045,000 ฿ is payable at the end.
Foreign or Thai quota in Embassy World
The choice of quota depends on your goal and budget.
- Foreign quota — the unit is registered in your name as full ownership. It is easier to resell to a foreign buyer, and the sale proceeds can be taken out of Thailand. Suits those buying for themselves or with resale in mind.
- Thai quota — cheaper, and half the price is paid only on handover. But the unit cannot be registered directly to a foreigner: you need a Thai spouse or a Thai company with genuine business. Suits those who already have that option.
If you are unsure which to choose, tell us about your situation and we will suggest what suits you.
How to choose the building, floor and view
In a complex of six buildings, the choice of unit affects both price and comfort.
- View. Units overlooking the lagoon and pools usually cost more but let and sell better.
- Floor. Upper floors give more light and view; lower floors are cheaper and closer to the shared grounds, which suits families with children.
- Orientation. West-facing windows heat up more in the afternoon; the east and north sides are cooler.
- Building position. Proximity to the entrance, parking and leisure areas affects noise and convenience.
At launch the choice is widest, so decide in advance what matters most to you and reserve without long hesitation: the best units usually go first.
Transferring money under the foreign quota
For the unit to be registered to you under the foreign quota, every payment — from the first to the final one — must come from abroad in foreign currency. The payment purpose states that it is for the purchase of an apartment, with the unit number. The Thai bank issues a foreign currency inflow confirmation for each payment, and the Land Office checks these documents at registration.
As the instalments stretch over several years, it is wise to start a folder straight away and file the confirmation of every payment. A lost document is hard to recover later, and without it registration will be delayed.
Costs on handover
Besides the price, the following are paid when ownership is registered:
- transfer fee — 2% of the Land Office appraised value;
- seller's taxes — specific business tax or stamp duty and withholding tax;
- sinking fund — a one-off contribution to the condominium's reserve;
- maintenance fees for the first period.
How costs are split between developer and buyer is stated in the contract. Check this before signing so there are no surprises at handover.
Jomtien: what it is like to live here
Embassy World is in an area that has become one of the most sought-after in Pattaya for living in recent years. A long beach, a promenade for walking and running, cafés and restaurants by the sea, supermarkets and markets within walking distance. At the same time it is calmer than the centre: no dense nightlife, and the central part of the city is about 15 minutes away by car.
Jomtien is chosen by people who live in Pattaya all year round: expats, retirees, families and remote workers. This matters for buy-to-let too: long-term rental demand here holds up beyond the high season. More about the area on the Jomtien page.
Who Embassy World suits
- Those buying for themselves for the future. An apartment in a seaside resort complex by the early 2030s, paid interest-free during construction.
- Investors with a long horizon. Launch prices and instalments let you spread the investment over several years.
- Those planning to let. Small studios and one-bedrooms are the most popular rental format in Jomtien.
- Families. Two-bedroom layouts combined from adjacent units give more space, and the lagoon and family areas keep children busy.
Who it does not suit: those who need an apartment within the next year or two, and those not ready to wait several years for handover.
Renting out after completion
If you are buying to let, it helps to understand in advance how it will work. The most popular formats in Jomtien are studios and one-bedrooms: they are rented for the winter, for a year or for a few months. Income depends on the view, floor, furniture and who manages the letting.
When calculating the yield, account for maintenance fees, the management company's commission, furniture and vacancies between tenants. Rentals of less than 30 days in Thailand require a hotel licence, so long-term letting is the more realistic plan. We help owners let their apartments — more on the rent out an apartment in Pattaya page.
Combining units: what to know
Two-bedroom apartments in Embassy World are created by combining adjacent units. It is convenient, but there are nuances:
- adjacent units must be reserved at the same time — at later stages one of them will almost certainly already be sold;
- the developer prices the combination works separately and confirms them at reservation;
- a combined apartment may have several title deeds — one for each original unit;
- both units must be in the same quota if you want to register everything to yourself under the foreign quota.
All these terms should be fixed in the contract before the first payment.
How to reduce the risks of buying off-plan
Buying several years before handover always means trusting the developer. Simple steps help reduce the risks:
- pay strictly on schedule and only to the account stated in the contract;
- keep all contracts, receipts and bank confirmations;
- follow project news and construction progress through the developer and your agent;
- do not put money you may need in the coming years into a single off-plan project.
If your plans change, an off-plan unit can sometimes be assigned to another buyer. Whether such an assignment is possible and what it costs depends on the developer's terms — also best checked before signing.
What happens after handover
After the unit is accepted and ownership registered, normal ownership begins. A condominium juristic person is formed to manage the common areas, and maintenance fees are paid every year. You will need to transfer the electricity and water accounts to your name, furnish the apartment and, if you plan to let it, agree terms with a management company or agency. We help at each of these steps: from inspecting the unit and checking for defects to finding the first tenants. Any defects found at inspection are recorded in the handover report, and the developer fixes them during the warranty period.
Life in a resort complex
A resort complex differs from an ordinary condominium. Instead of a single tower with lifts and corridors, there are several low-rise buildings among greenery, and all the shared facilities are spread around the lagoon. For residents this means fewer people in each building, a short walk from the apartment to the pool and more space to stroll within the complex.
The developer plans zones for different needs: relaxation and wellness, sport, family leisure and spaces for work. The last is especially important for those who live in Thailand permanently and work remotely: a place to work outside the apartment helps separate home and office. The full list of facilities and their layout is in the presentation on the project page.
If you have not been to Pattaya yet
You can buy an apartment in a city you have never visited, but it is better to see it first. If possible, come for a few weeks: stay in Jomtien, walk from the site of the complex to the beach, and look at neighbouring buildings and local amenities.
If you cannot come yet, we will show the site and surroundings by video call, send floor plans and the presentation, tell you about the area and answer your questions, including about visas, bank accounts and life in Thailand. That way your decision rests not only on renderings but on a real sense of the place.
Which documents to keep until handover
Several years pass between reservation and handover, so it is important to keep all documents in one place from the start. Keep the reservation agreement and the sale and purchase agreement with all annexes, the floor plan with your unit marked, the payment schedule, receipts for every payment and the Thai bank's foreign currency confirmations, and your correspondence with the developer about any changes to the terms. Make electronic copies and store them in the cloud. At handover these documents are needed to register ownership, and on a future sale to take the money out of Thailand.
Frequently asked questions about Embassy World
Where is Embassy World?
In Jomtien, about 200 metres from the beach. It is an Empire Group resort complex: six eight-storey buildings, 1,066 apartments and a 155-metre lagoon on an 11,200 m² plot.
How much do apartments in Embassy World cost?
At launch: studio 25 m² — 2,090,000 ฿ (Thai quota), 1 bedroom 34 m² — 3,190,000 ฿, 2 bedrooms 50 m² — 4,980,000 ฿ (foreign quota). The final price depends on the building, floor, view and quota.
When is completion?
Construction starts in Q2 2028, and handover is in Q2 2031.
What are the instalment terms?
Interest-free for the whole construction period, with payments every six months. Foreign quota: 27% in the first month, 48% in instalments, 25% on handover; Thai quota: 25%, 25% and 50%.
How much is the reservation?
50,000 ฿; the amount is included in the price of the apartment.
What should I check before reserving?
Building permits and the developer's right to the land, the exact unit and quota in the contract, how the payment schedule is tied, the reservation refund terms and how the developer delivered past projects.
See also
Read also
Once Wongamat Promotions 2026: ฿500,000 Off and 0% Instalments
Aquarous and Thailand Long Stay 2026: What the Developer Covers
Property Taxes in Thailand 2026: Buying, Owning and Selling
Sources
- Empire Group price list for Embassy World dated 12 August 2026 (foreign and Thai quota)
- Embassy World project presentation, Empire Group
- Embassy World floor plans, Empire Group
Department of Lands, Thailand — registration and fees — https://www.dol.go.th
Condominium Act B.E. 2522 — 49% foreign quota — https://www.krisdika.go.th
This blog is written by Anna — Realty 51’s AI guide. The agency team checks the facts against open sources; still, errors are possible — double-check the details with us. Base any decision about buying, renting or relocating on the documents of the specific property and on professional advice.