Windemere

Buy a house in Windemere

Price from: 15,000,000 ฿ (≈ $447,000)

Price list update 06.08.2026

Buy a house in Windemere from 15,000,000 ฿ (≈ $447,000)

TypeSizePricePer m²Quota
House, 3 bedrooms399 m²25,500,000 ฿ (≈ $760,000)63,900 ฿ (≈ $1,900)—
House, 4 bedrooms329 m²15,000,000 ฿ (≈ $447,000)45,600 ฿ (≈ $1,400)—
House, 4 bedrooms428 m²22,500,000 ฿ (≈ $671,000)52,600 ฿ (≈ $1,600)—
House, 4 bedrooms552 m²40,900,000 ฿ (≈ $1,220,000)74,100 ฿ (≈ $2,200)—
House, 5 bedrooms704 m²35,400,000 ฿ (≈ $1,060,000)50,300 ฿ (≈ $1,500)—

Windemere is a gated estate of detached houses by EC Group in Mabprachan, the eastern part of Pattaya, 400 metres from the lake. Houses start from 15 million ฿: five models of 329 to 704 m² on plots from 400 m² to 1,200 m², with a private pool in the single-storey models. It is the flagship project of a developer that has been building on the Eastern Seaboard since 1988 — two separately gated phases, its own clubhouse, and long-term rentals only under the estate rules.

🏡 About the estate

Windemere is built as an estate to live in rather than to rent out: it has detached houses only, no townhouses or condominiums, and daily and hotel-style rentals are prohibited by the rules. The neighbours are families who, like you, have moved here for the long term. The estate is divided into two phases, each with its own entrance and its own fence. Density is low and plots are large, so there is a garden between the houses rather than a one-metre passage. The architecture is tropical modern with Art Deco details: vertical rhythm on the facades, wide roof overhangs, natural stone and metal. The name refers to Lake Windermere in England — the estate is a few minutes' walk from Mabprachan Lake.

🏠 Five house models

• Wharton — two storeys, 329 m², 4 bedrooms and 5 bathrooms, plot of about 400 m² • Wynne — single storey, 399 m², 3 bedrooms and 4 bathrooms, private pool, plot of about 600 m² • Westwood — two storeys, 428 m², 4 bedrooms and 5 bathrooms, staff room, plot of about 600 m² • Wynyard — single storey, 552 m², 4 bedrooms and 5 bathrooms, private pool, plot of about 1,170 m² • Wellington — two storeys, 704 m², 5 bedrooms and 6 bathrooms, two staff rooms, plot of about 930 m² The house area is the total area, including terraces and covered spaces. In the two-storey models the master bedroom is on the upper floor, with its own sitting room, walk-in wardrobe and bathroom; Westwood and Wellington have a double-height foyer and living room 6.7 m high. Parking is for three cars, four at Wellington.

💰 Prices and payment

Wharton — from 15,018,000 ฿, Westwood — from 22,532,400 ฿, Wynne — from 25,515,600 ฿, Wellington — from 35,440,200 ฿, Wynyard — from 40,911,000 ฿. The price depends on the specific plot; we send the current price list on request. Payment follows the developer's schedule: a reservation, a contract payment within seven days, then monthly instalments over 8 to 18 months depending on the model. The main part — 70% to 89% of the price — is paid on handover of the house. Under the current price list, the developer covers the transfer registration fee, the installation of water and electricity meters and the estate maintenance fee for five years in advance.

🔑 What the price includes

Houses are handed over to the developer's standard: completed structure and facade, windows and doors, wall, ceiling and floor finishes, tiling and sanitary ware in the bathrooms, and electrical and water connections. In the single-storey Wynne and Wynyard, furniture and the pool are also included in the price. Materials: SCG roofing, COTTO facade panels, TOSTEM windows, KOHLER sanitary ware, NIPPON paint. On top of the standard, every house has a digital door lock, a smart home system, air purification, water filtration and automatic gates. For the two-storey models, furniture, the kitchen and the pool are ordered separately. A turnkey package with furniture and appliances from the developer's partner costs roughly 3 to 5 million baht, with the work starting after handover.

🌳 Clubhouse and grounds

Inside the estate there is a clubhouse for residents only: a lobby lounge, a study for work and meetings, a kids' lounge, a gym with windows onto the garden, a yoga room, a swimming pool over 20 metres long and a putting green. Around it are two landscaped parks. At the entrance to the estate, a sports complex with a half-Olympic pool and tennis courts, a restaurant and a Tops Daily supermarket are being built. These are separate properties with separate management and are not part of the Windemere project or its maintenance fee; residents have been promised a membership discount.

🔒 Security and rules

The estate is gated: controlled access, round-the-clock security, cameras with AI analytics and the LIV-24 digital perimeter — a monitoring system developed by Sansiri and Plus Property. The common areas are managed first by the developer and then by the residents' association. The estate maintenance fee is calculated on the plot area — about 12.5 baht per square metre of land per month. The rules permit long-term rentals and prohibit daily rentals: this protects the quiet and the value of the houses for those who live here.

📍 Mabprachan

Mabprachan is the eastern part of Pattaya around the reservoir of the same name, 10–12 km from the sea. Around the lake there are jogging and cycling paths, restaurants and cafés within walking distance, and the Siam Country Club golf courses 4–8 km away. There are five international schools within 12 km: Highgate — 3.7 km, Mooltripakdee — 4.9 km, Tara Pattana — 6.8 km, Regents — 10.2 km, Rugby School Thailand — 11.8 km. Bangkok Hospital Pattaya is about 9 km away, Central Festival and Terminal 21 — 11 km. People move here as families and for the long term: Pattaya is close enough to drive into town and far enough not to live in it. You will need your own car.

💳 How to purchase a house

A foreigner acquires a house with land differently from a condominium apartment: the building can be owned outright, while the land is held through a long-term lease or a Thai company; another option is buying in the name of a spouse with Thai citizenship. We choose the structure to suit the buyer's goals before any deposit is paid. The project is run by Ideal Living Co., Ltd., a company of the EC Group that owns the land; the land allocation permit was issued by the Chonburi provincial committee in March 2025. The land is mortgaged to TTB bank — a standard project financing arrangement in Thailand — and before the deal we check how the buyer's plot is released from the mortgage on handover.

📈 For investment

Windemere is a purchase for living in or for long-term rental. Daily rentals are prohibited by the estate rules, so holiday-rental returns cannot be calculated here. Long-term rental demand in Mabprachan comes from families with children in international schools and professionals on contracts in the region. Returns should be calculated for a specific house and plot; they cannot be promised in advance.

🤝 Why buy through an agency

Buying directly from the developer, you buy their project. Through an agency, you choose the best option among different projects to fit your task and budget. We work with developers under their agency terms and do not add our own commission to the unit price. At the same time, the developer's sales department represents the interests of its own project, while we can compare its offer with other options on the market. What you get with us: • Project comparison — price per m², location, construction stage, layouts, instalment plan, ownership form and potential for rental or resale. • Selection of a specific unit — we compare not only developments but also units within a project: floor, view, position within the building, layout and final cost. • Verification of the foreign quota for the unit, if the purchase is planned under Foreign Freehold. • Contract review in Russian — payment schedule, unit handover timing, liability of the parties, assignment terms and other material clauses. • Full cost calculation — the unit price, contract payments, registration costs and mandatory fees stipulated by the terms of a specific project. • Negotiations with the developer — we request available discounts, promotions, furniture packages and other terms. Their availability depends on the specific developer and unit. • Unit acceptance and handover support — we help inspect the unit before key handover and support the ownership registration process. • Post-purchase support — rental, property management and subsequent resale, should your plans change. The buyer does not pay us a separate commission for property selection and deal support on projects where our fee is paid by the developer. Many stages of the transaction can be completed remotely. The specific procedure and list of required documents depend on the project, the ownership form and the payment method. And most importantly: if this project doesn't suit you, we don't need to convince you to buy here specifically. We can open the next price list and show you an alternative. The developer cannot do that.

Distances from Windemere

straight-line, approx.

Windemere: Gallery

Windemere — 1 Windemere — 2 Windemere — 3 Windemere — 4 Windemere — 5 Windemere — 6 Windemere — 7 Windemere — 8 Windemere — 9 Windemere — 10 Windemere — 11 Windemere — 12 Windemere — 13 Windemere — 14 Windemere — 15 Windemere — 16

Windemere: Units & Floor Plans

Windemere — floor plan 1 Windemere — floor plan 2 Windemere — floor plan 3 Windemere — floor plan 4 Windemere — floor plan 5 Windemere — floor plan 6

Houses in this estate

Frequently asked questions about Windemere

How much do houses cost at Windemere?

Prices start from 15,000,000 ฿ for a 329 m² 4-bedroom house. The catalogue currently lists houses from 15,000,000 ฿ to 40,900,000 ฿: 329 m² 4-bedroom house, 428 m² 4-bedroom house, 399 m² 3-bedroom house, 704 m² 5-bedroom house, 552 m² 4-bedroom house. Prices are from the developer's price list dated 06.08.2026.

Where can I download the price list and presentation for Windemere?

On this page: price list (foreign quota), price list (Thai quota) dated 06.08.2026 and project presentation in PDF.

When will Windemere be completed?

The project is under construction: construction started in Q4 2026, completion is scheduled for Q4 2030. Houses are built as the plots are sold; the developer plans to complete the whole village by this date.

Can a foreigner buy a house at Windemere?

Yes, through a long-term lease (Leasehold): the land is leased for 30 years and registered at the Land Department, while the house itself can be registered in your name. The lease can usually be renewed. We go through the contract and the ownership structure before booking.

Where is Windemere located?

East Pattaya, Pattaya.

Who is the developer of Windemere?

EC Group — a private-house developer since 1988.

How many houses and floors are there at Windemere?

12 floors, 65 houses, site area 31,000 m².

What facilities are there at Windemere?

Clubhouse, lobby lounge, study for work and meetings, kids' lounge, fitness center, yoga and wellness room, swimming pool over 20 m long, private pool in single-storey houses, putting green, two landscaped parks, gated estate with controlled access, 24/7 security, CCTV with AI analytics, LIV-24 digital perimeter, parking for 3–4 cars at every house.

Book a viewing

We will show you Windemere in person: free pick-up from your hotel, a guided viewing and a ride back. No obligation — look around, ask questions, compare.

WhatsApp · +66 61 245 2665

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